HomeMy WebLinkAboutAugust PC Action Letter - PC Minutes 081623Department of Planning and Development Planning
723 West Markham Sheet Development
tattle Rock, Arkansas 72201-1334
Phone: (501 )371-4790 Fax: (501)399-3435 Building Codes
August 15, 2023
Josh Minton
Minton Engineering
300 Northpoint Drive
Cabot, AR 72023
Re: File No. Z-5859-E
David O. Dodd School — Revised Conditional Use Permit
Dear Mr. Minton:
This is to advise you that in connection with your request concerning the above
referenced file number the following action was taken by the Planning Commission at
its meeting on August 10, 2023.
X Approved with conditions.
Recommended approval with conditions.
Recommended approval as submitted.
Denied your request as submitted.
Deferred to the
Other:
Meeting.
If you have any questions please do not hesitate to contact me at 371-4792.
Respectf
Mon e Moore
Development Administrator
August 10, 2023
ITEM NO.: D FILE NO.: Z-5859-E
NAME: David O. Dodd School — Revised Conditional Use Permit
LOCATION: 6423 Stagecoach Road
DEVELOPER:
Josh Minton (Agent)
Minton Engineering
300 Northpoint Drive
Cabot, AR 72023
OWNERIAUTHORIZED AGENT:
Little Rock School District (Owner)
810 W. Markham
Little Rock, AR 72201
SURVEYOR/ENGINEER:
Carhuff-Cueva
2930 N. Swan Road #210
Tucson, AZ 85712
AREA: 5.45 acres
WARD: 7
CURRENT ZONING
VARIANCEIWAIVERS:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 12
R-2
None requested.
A. PRO POSALIREQUESTIAPPLICANT' S STATEMENT:
FT, NEW STREET: 0 LF
CENSUS TRACT: 24.05
The applicant is requesting a conditional use permit to allow a charter school
(Academies of Math & Science) to operate in the former David O. Dodd Elementary
School site. The property is zoned R-2. The existing portable buildings will be
removed from the site. The previous elementary school was closed in 2021.
August 10, 2023
ITEM NO.: D Cont. FILE NO.: Z-5859-E
B. EXISTING CONDITIONS:
The elementary school campus is located at the corner of Old Stagecoach Road
and E. David O Dodd Road. The current structure on the site is 31,245 square feet
and was built in 1980. This square footage does not include the four portable
buildings at the rear of the property. The area surrounding the campus is primarily
R-2, however the property to the south is zoned PD-C for the use as a single-family
residence and special events center.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property within 200 feet of the site and all neighborhood associations
registered with the City of Little Rock were notified of the public hearing.
D. ENGINEERING COMMENTS:
Will the number of students attending be less or similar as the previous school
for the site? If the number of students attending is significantly higher than the
previous school's student population, a traffic impact study will be required by
City staff to determine if any improvements are necessary on Stagecoach Rd.
and/or E. David O Dodd Road to accommodate the increased traffic demand.
2. Future building permits will be required through the Department of Planning
and Development for any building expansions of the school on site and be
required to meet all state building codes and land alteration codes and
ordinances adopted by the City of Little Rock.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authorit : No comments.
Enter : No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2
August 10, 2023
ITEM NO.: ❑ Cont. FILE NO.: Z-5859-E
Fire Department:
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of
the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
Grade
Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads
shall not exceed 10 percent in grade except as approved by the fire chief. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for approval.
Loading
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable of
supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two means
of fire apparatus access for each structure.
Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all building
are equipped throughout with approved automatic sprinkler systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
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August 10, 2023
ITEM NO.: D (Cont.) FILE NO.: Z-5859-E
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
D105.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
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August 10, 2023
ITEM NO.: D(Cont-)FILE NO.: Z-5859-E
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when
a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with
U L 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
Fire Hydrants
Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention
Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number
and Distribution of Fire Hydrants as per Table C105.1.
If you have any additional questions please contact our office. Contact
Capt. Tony Rhodes at (501) 918-3757, or Fire Marshal Derek N. Ingram
(501) 918-3756.
Parks and Recreation: No comments received.
Count Planning: No comments received.
F. BUILDING CODES/LANDSCAPE:
Building Code: No comments received.
Landscape: No comments.
5
August 10, 2023
ITEM NO.: D Cont. FILE NO.: Z-5859-E
G. TRANSPORTATIONIPLANNING:
Rock Region Metro: No comments received.
Planning Division: No comments.
H. ANALYSIS:
The applicant is requesting a conditional use permit to allow a charter school
(Academies of Math & Science) to operate in the former David O. Dodd Elementary
School site. The property is zoned R-2. The existing portable buildings will be
removed from the site. The previous elementary school was closed in 2021.
The area surrounding the campus is primarily R-2, however the property to the
south is zoned PD-C for the use as a single-family residence and special events
center.
The elementary school campus is located at the corner of Old Stagecoach Road
and E. David O Dodd Road. The current structure on the site is 31,245 square feet
was constructed in 1980. The applicant proposes to construct a new, one-story,
10,000 square foot gymnasium surrounded by an 8,530 square feet of classroom
space on the west and south side of the gymnasium. The existing 225 square foot
storage building will be retained as part of the overall scope bringing the total square
footage to 50,000 square feet for proposed charter school use. Two (2) existing
play field/play areas and a basketball court are located in the rear portion of the
property.
The entire site is currently fenced with a chain -link fence to secure the property.
Academies of Math & Science (AMS) is will service grades K-8. The proposed
school enrollment is 600 to start, increasing gradually to 700 students. The school
will be operated by thirty-five (35) employees.
Two (2) gated drives will provide access to the school. One along Stagecoach Road
and one along E. David O. Dodd Road approximately fifty (50) feet north of the
dumpster area in the rear portion of the property.
The site plan shows sixty-seven (67) parking spaces on the east of the school along
E. David O. Dodd Road. There is a significant amount of driveway space on the
site to allow for drop-off/pick-up queuing. Staff believes the parking is sufficient to
serve the use.
The applicant is proposing no new sight lighting at this time. Any new site lighting
must be low-level and directed away from adjacent properties.
C
August 10, 2023
ITEM NO.: D Cont. FILE NO.: Z-5859-E
The site plan shows a dumpster area in the rear of the school adjacent to the
existing basketball court. The dumpster area must be screened as per Section
36-523 of the City's Zoning Ordinance.
An existing monument sign is located near the front entrance along Stagecoach
Road. Any new signage must comply with Section 36-553 (signs allowed in office
and institutional zones.)
Staff is supportive of the requested CUP to allow the property's continued use as a
charter school including all site improvements. The existing portable buildings on
the site will be removed as part of the new school project. The applicant is
requesting no variances with this application. Staff feels that the expansion of the
campus and proposed use of the property will have a positive impact on the general
area and have no adverse impact on the surrounding residential properties. The
site previously operated as an elementary school and was closed by the Little Rock
School District in 2021.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit, subject to
compliance with the comments and conditions outlined in paragraphs D and E, and
the staff analysis, of the agenda staff report.
PLANNING COMMISSION ACTION: (JULY 13, 2023)
The applicant failed to submit complete traffic study information to staff as requested. Staff
recommends this application be deferred to the August 10, 2023 Planning Commission
agenda. The vote was 9 ayes, 0 nays, 1 absent and 1 open position. The application was
deferred.
STAFF UPDATE:
The applicant submitted a traffic study to staff on July 28, 2023. The Department of
Planning and Development Engineering Division has reviewed and approved the traffic
study, with the following additional conditions:
Boundary street improvements are required for E. David O. Dodd Road per master
street plan. Boundary street improvements shall include, but not be limited to,
reconstruction of one-half section of the abutting street if the existing street is not up to
city standards. Repair, replace, or extend existing damaged, missing, and
noncompliant curb and gutter, sidewalk, access ramps or concrete driveway aprons
7
August 10, 2023
ITEM NO.: D Cont. FILE NO.: Z-5859-E
within the public right-of-way adjacent to the site. Remove abandoned driveway cuts
and replace with curb, gutter, and sidewalk. All work within the public right-of-way shall
conform to City of Little Rock Public Works Standard Details and ADA guidelines.
2. E. David O. Dodd Road is considered a local street per master street plan. Therefore,
additional right of way shall be dedicated to the City of Little Rock equaling a total of
twenty-five (25) feet from existing street centerline, or if there is a discrepancy between
the existing street centerline and the centerline of the right of way, dedicate additional
right of way as required by the City from the existing centerline of the right of way.
3. A maintenance bond for 50% of total construction costs for all completed public street
and drainage improvements within City right of way and as -built storm drainage
infrastructure plans shall be provided to the Department of Planning and Development
before the issuance of a final certificate of occupancy.
4. Damage to public and private property due to hauling operations or operations of
construction related equipment from a construction site shall be repaired by the
responsible party prior to the issuance of a certificate of occupancy.
As a result of the traffic study, the applicant has made the following changes to the
proposed site plan:
• Vehicle "Queue Lanes" have been added along the E. David O. Dodd (northeastern)
property line.
• Additional parking has been added between the "Queue Lanes" and the existing
parking area.
• Additional "Drop-off' and "Bypass" lanes have been added near the front entrance from
Stagecoach Road.
Staff continues to support the revised conditional use permit application, as noted in the
"Staff Recommendation" above.
PLANNING COMMISSION ACTION: (AUGUST 10, 2023)
The applicant was present. There were no persons registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation" above. The item remained on the consent agenda for approval as
recommended by staff, including all staff comments and conditions. The vote was 8 ayes,
0 nays, 1 absent and 2 open positions. The application was approved.
E.,