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HomeMy WebLinkAboutZ-6483 Staff AnalysisFILE NO.: Z-648 NAME: Cathedral School (Cantrell Site) -- Long -Form POD LOCATION: South side of Cantrell Road, west of North -Street DEVELOPER: ENGINEER• The Cathedral School White-Daters and Assoc. c/o Ron Tabor 401 S. Victory 425 W. Capitol Avenue Little Rock, AR 72201 Little Rock, AR 72201 AREA: 35.90 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: I-3 ALLOWED USES: Heavy Industrial PROPOSED USE: Private Middle School/ High School VARIANCES/WAIVERS REQUESTED: None BACKGROUND: The present Cathedral School is a K through 6 facility which will remain at 17th and Spring Streets in Little Rock. It currently has approximately 330 students. Beginning in the late summer of 1998, the Cathedral Middle School will open its doors with 6th and 7th grades, in temporary quarters. There will be approximately 60 -students total the first year. By the late summer of 1999, the 8th grade will be added, and still in temporary quarters, the enrollment will grow to approximately 90 students. The target for development of the new campus is that the initial facility will be ready to open its doors to students in the late summer of 2000, with Phase I of its campus completed. At that time, the student body will include 6th, 7th, 8th, and 9th grades, with 10th, 11th and 12th grades added the following three years. A. PROPOSAL RE VEST: The following is the applicant's proposal for the school campus development: NO.. Z-6483 (Cont. Middle School 6th, 7th and 8th Grades High School_ 9th, 10th, 11th and 12th Grades Total projected enrollment Number of teacher and staff at full enrollment(including part-time) Total Classrooms Phasing 240 students 320 students 560 students 90 28 Although the actual scope of Phase I will depend upon the success of meeting enrollment projections and capital campaign goals, the projected pace of development is as follows: Phase I -- Completed Summer, 2000 Approximate Sizes Middle School general classrooms and related 19,370 SF special classrooms and related 3,900 SF High School general classrooms 12,000 SF special classrooms 5,700 SF Administration offices, etc. 5,800 SF Library 7,500 SF Cafeteria 10,100 SF Gymnasium 18,000 SF track with football and soccer field (lighted) soccer/practice field (not lighted) five (5) tennis courts Phase II Approximate Sizes High School additional general classrooms 45,000 SF special classrooms Phase XII Approximate Sizes Auditorium/Theater 15,500 SF Chapel 14,000 SF Future Gym Expansion, Pool 18,700 SF Phase IV Approximate Sizes Classroom Expansion 20,000 SF Phase V Anproximate Sizes additional general and special classroom space 28,750 SF Daily Operation: School day, rough projection Faculty and Staff begin arriving at 7:00 a.m. Students dropped off or arrive 7:30 - 8:00 a.m. Fa FILE NO.: Z-6483 Cont. 60% students leave at 3:00 p.m. (all middle school students are picked up) 40% students remain for: athletics, library, misc. activities until 6:00 p.m. 20% students involved in evening events till 9:00 P.M. Parking: Staff and Faculty 90 spaces Daily Visitors 20 spaces Students Middle School High School - 50% of 10th, 11th and 12th graders 120 spaces Total parking on site plan 291 spaces Special Events Parking The buildings on the Cantrell Center site are a mixture of one and two story. The academic buildings are grouped around a large sheltered space creating a landscaped courtyard. The gym and future pool buildings, Chapel and Auditorium are at the rear part of the campus, near the majority of the parking. The majority of the parking is at the west end of the campus, placed generally behind the Wastewater System Building. In this location it can be more easily screened with trees from the sight lines from Cantrell Road. This places the rest of the campus in full view of Cantrell Road, held back from the street at least the distance of a soccer field. Access is from the existing entrance at the traffic signal on Cantrell. A possible future second entrance from the west is in very preliminary discussion phases connecting with Gill Street and using the present railroad bridge structures as the basis of a new automobile bridge. Along the southeast property line there is proposed an earth berm to be heavily landscaped as a noise buffer, and fenced for security. Along the Cantrell Road property line there will be a brick pier and steel fence, generally along the theme of the UALR fence on University Avenue. B. EXISTING CONDITIONS: The site is vacant and undeveloped. Site preparation work has been done over the past several years. There is a mixture of single-family residential, multifamily residential and industrial uses to the west and a mix of residential and office uses to the east along the south side of Cantrell Road. The Dillards Office Complex is located to the north across Cantrell Road. There is railroad right-of- way located immediately south, with the State Capitol Complex (Capitol Zoning) located further south. 3 FILE NO.: Z-6483 Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment. The Downtown and Capitol View Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 2. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 3. Contact the USACE-LRD for approval prior to start of work. 4. Contact the FEMA for conditional approval prior to start of work. 5. A 20 feet radial dedication of right-of-way is required at the intersection of Cantrell Road and North Street. 6. North Street requires dedication of right-of-way to 30 feet from centerline and 1/2 street improvements to commercial street standards with sidewalk for full subdivision frontage. 7. Re -configure western parking to allow for dedication of a commercial street to access Gill Street Bridge relocation to railroad overpass. 8. Access to North Street shall be restricted during peak student drop-off times. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 12. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 14. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 15. Coordinate design if traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 4 FILE NO.: Z-6483 Cont. E. F. G. UTILITIES AND FIRE DEPARTMENT COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: Relocation of existing water facilities at the expense of the developer will be required. On site fire protection will be required. Fire Department: Contact Dennis Free at 918-3752 regarding on-site fire protection. County Planning: No Comment. CATA: The site is on Central Arkansas Transit's bus route #21 (University Avenue Route). ISSUES TECHNICAL DESIGN: Planning Division: The request is in the Downtown District. The Plan recommends Service Trades District. The request is for Public Use. Public Use is not usually considered a Plan issue in cases such as this. Landscape Issues: Areas set aside for buffers and landscaping meet and exceed ordinance requirements. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. If dumpsters are to be used, their locations should be shown and they must be screened on three sides to a height of 8 feet. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. ANALYSIS• The applicant submitted a revised site plan on April 15, 1998. The revised plan appears to comply with all the comments made by the Subdivision Committee. There are no issues left to be resolved. The typical ordinance parking requirements for the proposed school use (28 classrooms) is 168 spaces. There are 291 parking spaces shown on the site plan. Parking should be no issue. 5 FILE NO.: Z-6483 Cont. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD rezoning request subject to compliance with the comments in paragraphs D, E and F of this report. Also, any site lighting must be directed away from adjacent property. SUBDIVISION COMMITTEE COMMENT: Joe White, Ron Tabor and Charles Witsell were present, representing the application. Staff gave a brief description of the proposed rezoning. The Public Works comments were briefly reviewed. Mr. White stated that right-of-way for an extension to Gill Street would be dedicated at a later date. The channelization of the Creek to the south of the site was also briefly discussed. Staff noted that a dumpster location, if needed, must be shown on the site plan. Staff also recommended showing an area of future parking on the site plan. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Joe White, Charles Witsell and Gus Blass were present, representing the application. Staff gave a brief description of the proposed POD with a recommendation of approval with conditions. Gus Blass addressed the Commission in favor of the proposal. Charles Witsell also addressed the Commission in support of the proposal. Mr. Witsell briefly described the site plan to the Commission. He also discussed the proposed school use. Jim McKenzie, of Metroplan, stated that there were several plans that could potentially impact this property. He referenced the six bridges framework plan, the Hillcrest Neighborhood Plan, the Strategic Regional Arterial System Plan and the City Parks Bikeway Plan and briefly discussed each. Charles Witsell stated that the plans that Mr. McKenzie spoke of were not officially sanctioned at this time. Mr. Witsell noted that the school wished to have a site in the central Little Rock area. Chairman Lichty asked Mr. Witsell which site (of the two proposed) the school preferred at this time. 6 FILE NO.: Z-6483 Cont. Mr. Witsell stated that the school preferred the Riverdale site. Joe White addressed the Commission. He noted that the property had an approved preliminary plat which made no allowances for Martin Luther King Blvd., as noted by Mr. McKenzie. He also noted that the Midtown Expressway was taken off the Master Street Plan. Commissioner Berry asked if the existing trees along the west property line could be saved. Mr. White explained that the trees within the creek would remain but the other trees would be taken out. Commissioner Berry asked if staff was concerned with the possibility of cut -through traffic on Gill Street. Mr. White noted that the City has appropriated $180,000 for the extension of Gill Street. Bob Turner, of Public Works, noted that Public Works had been working with the applicant to develop a western access to the property. He stated that staff did not see a problem with cut - through traffic. Commissioner Berry asked if there was enough drop-off area on the site, to avoid backing up traffic onto Cantrell Road. Mr. Witsell noted that there was ample drop-off space on the site plan. There was a brief discussion regarding the notification of other planning agencies. Commissioner Nunnley asked if the development would be gated. Mr. White stated that it would be gated and pointed out the location of the gates. There was a brief discussion pertaining to light and noise generation, and the City's Master Bikeway Plan. Commissioner Berry again asked about saving the trees along the west property line. Mr. White stated that it would be impossible to leave all of the trees. He stated that many of the trees along the creek line would remain. Chairman Lichty asked if a turn lane was proposed on Cantrell Road. Mr. White stated that a decel lane would be constructed. Chairman Lichty asked if staff had any concerns relating to traffic. 7 FILE NO.: Z-6483 (Cont.) Bob Turner, of Public Works, stated that there may be some traffic congestion during peak school hours, but that it would be typical of any school location. Chairman Lichty asked if Item #19 could be discussed before the vote on Item #18. Staff noted that a vote would need to be taken on this item before discussion on Item #19. There was a general discussion relating to the Planning Commission's procedures associated with this item and Item #19. A motion was made to consider item #19 prior to the vote on item #18. The motion failed. A motion was made to approve the POD as recommended by staff with the added condition that as many of the trees as possible on the site be saved. The motion passed with a vote of 10 ayes, 0 nays and 1 abstention (Nunnley). 8 April 30, 1998 ITEM NO.: 18 FILE NO.: Z-6 NAME: Cathedral School (Cantrell Site) -- Long -Form POD LOCATION: South side of Cantrell Road, west of North Street DEVELOPER: ENGINEER: The Cathedral School White-Daters and Assoc. C/o Ron Tabor 401 S. Victory 425 W. Capitol Avenue Little Rock, AR 72201 Little Rock, AR 72201 AREA: 35.90 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: I-3 ALLOWED USES: Heavy Industrial PROPOSED USE: Private Middle School/ High School VARIANCES/WAIVERS REQUESTED: None BACKGROUND: The present Cathedral School is a K through 6 facility which will remain at 17th and Spring Streets in Little Rock. It currently has approximately 330 students. Beginning in the late summer of 1998, the Cathedral Middle School will open its doors with 6th and 7th grades, in temporary quarters. There will be approximately 60 students total the first year. By the late summer of 1999, the 8th grade will be added, and still in temporary quarters, the enrollment will grow to approximately 90 students. The target for development of the new campus is that the initial facility will be ready to open its doors to students in the late summer of 2000, with Phase I of its campus completed. At that time, the student body will include 6th, 7th, 8th, and 9th grades, with 10th, 11th and 12th grades added the following three years. A. PROPOSAL/REOUEST: The following is the applicant's proposal for the school campus development: April 30, 1998 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-6483 Middle School 6th, 7th and 8th Grades High School. 9th, 10th, 11th and 12th Grades Total projected enrollment Number of teacher and staff at full enrollment(including part-time) Total Classrooms Fha.sinr� 240 students 320 students 560 students 90 28 Although the actual scope of Phase I will depend upon the success of meeting enrollment projections and capital campaign goals, the projected pace of development is as follows: Phase I - Completed Summer, 2000 Ann roximate Sizes Middle School general classrooms and related 19,370 SF special classrooms and related 3,900 SF High School general classrooms 12,000 SF special classrooms 5,700 SF Administration offices, etc. 51800 SF Library 7,500 SF Cafeteria 10,100 SF Gymnasium 18,000 SF track with football and soccer field (lighted) soccer/practice field (not lighted) five (5) tennis courts Phase II Apprpvjmate Sizes High School additional general classrooms 45,000 SF special classrooms Phase III Approximate Sizes Auditorium/Theater 15,500 SF Chapel 14,000 SF Future Gym Expansion, Pool 18,700 SF Phase IV A roximate Sizes Classroom Expansion 20,000 SF Phase V A roximate Sizes additional general and special classroom space 28,750 SF 2 April 30, 1998 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: 2-6483 Daily Operation: School day, rough projection Faculty and Staff begin arriving at 7:00 a.m. Students dropped off or arrive 7:30 - 8:00 a.m. 60% students leave at 3:00 p.m. (all middle school students are picked up) 40% students remain for: athletics, library, misc. activities until 6:00 p.m. 20% students involved in evening events till 9:00 P.M. Parkin • Staff and Faculty 90 spaces Daily Visitors 20 spaces Students Middle School High School - 50% of 10th, 11th and 12th graders 120 spaces Total parking on site plan 291 spaces Special Events Parking The buildings on the Cantrell Center site are a mixture of one and two story. The academic buildings are grouped around a large sheltered space creating a landscaped courtyard. The gym and future pool buildings, Chapel and Auditorium are at the rear part of the campus, near the majority of the parking. The majority of the parking is at the west end of the campus, placed generally behind the Wastewater System Building. In this location it can be more easily screened with trees from the sight lines from Cantrell Road. This places the rest of the campus in full view of Cantrell Road, held back from the street at least the distance of a soccer field. Access is from the existing entrance at the traffic signal on Cantrell. A possible future second entrance from the west is in very preliminary discussion phases connecting with Gill Street and using the present railroad bridge structures as the basis of a new automobile bridge. Along the southeast property line there is proposed an earth berm to be heavily landscaped as a noise buffer, and fenced for security. Along the Cantrell Road property line there will be a brick pier and steel fence, generally along the theme of the UALR fence on University Avenue. B. EXISTING CONDITIONS: The site is vacant and undeveloped. Site preparation work has been done over the past several years. There is a mixture of single-family residential, multifamily residential and industrial uses to the west and a mix of residential and office uses to the east along the south side 3 April 30, 1998 SUBDIVISION ITEM NO.: 18 Cont.) FILE NO.: Z-6483 of Cantrell Road. The Dillards Office Complex is located to the north across Cantrell Road. There is railroad right-of- way located immediately south, with the State Capitol Complex (Capitol zoning) located further south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment. The Downtown and Capitol View Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A grading and drainage plan, a special flood hazard permit, and a special grading permit for flood hazard areas are required. Arkansas Department of Pollution Control and Ecology (ADPCE) and NPDES permit are also required. 2. The minimum Finish Floor elevation is required to be shown on plat and grading plans. 3. Contact the USACE-LRD for approval prior to start of work. 4. Contact the FEMA for conditional approval prior to start of work. 5. A 20 feet radial dedication of right-of-way is required at the intersection of Cantrell Road and North Street. 6. North Street requires dedication of right-of-way to 30 feet from centerline and 1/2 street improvements to commercial street standards with sidewalk for full subdivision frontage. 7. Re -configure western parking to allow for dedication of a commercial street to access Gill Street Bridge relocation to railroad overpass. 8. Access to North Street shall be restricted during peak student drop-off times. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 12. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 4 April 30, 1998 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-6483 14. Utility excavation within proposed rights-bf-way shall be per Article V of Sec. 30. 15. Coordinate design if traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: Relocation of existing water facilities at the expense of the developer will be required. On site fire protection will be required. Fire Department: Contact Dennis Free at 918-3752 regarding on-site fire protection. County Planning: No Comment. CATA: The site is on Central Arkansas Transit's bus route #21 (University Avenue Route). F. ISSUES_/TECHNICAL/DESIGN: Planning Division: The request is in the Downtown District. The Plan recommends Service Trades District. The request is for Public Use. Public Use is not usually considered a Plan issue in cases such as this. Landscape Issues: Areas set aside for buffers and landscaping meet and exceed ordinance requirements. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. If dumpsters are to be used, their locations should be shown and they must be screened on three sides to a height of 8 feet. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan on April 15, 1998. The revised plan appears to comply with all the 5 April 30, 1998 SUBDIVISION ITEM NO.: 18(Cont.)FILE NO.: Z-6483 comments made by the Subdivision Committee. There are no issues left to be resolved. The typical ordinance parking requirements for the proposed school use (28 classrooms) is 168 spaces. There are 291 parking spaces shown on the site plan. Parking should be no issue. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD rezoning request subject to compliance with the comments in paragraphs D, E and F of this report. Also, any site lighting must be directed away from adjacent property. SUBDIVISION COMMITTEE COMMENT: Joe White, Ron Tabor and Charles Witsell were present, representing the application. Staff gave a brief description of the proposed rezoning. The Public Works comments were briefly reviewed. Mr. White stated that right-of-way for an extension to Gill Street would be dedicated at a later date. The channelization of the Creek to the south of the site was also briefly discussed. Staff noted that a dumpster location, if needed, must be shown on the site plan. Staff also recommended showing an area of future parking on the site plan. After a brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Joe White, Charles Witsell and Gus Blass were present, representing the application. Staff gave a brief description of the proposed POD with a recommendation of approval with conditions. Gus Blass addressed the Commission in favor of the proposal. Charles Witsell also addressed the Commission in support of the proposal. Mr. Witsell briefly described the site plan to the Commission. He also discussed the proposed school use. Jim McKenzie, of Metroplan, stated that there were several plans that could potentially impact this property. He referenced the six bridges framework plan, the Hillcrest Neighborhood Plan, the 6 April 30, 1998 SUBDIVISION ITEM NO.: 18(Cont.)FILE NO.; Z-6483 Strategic Regional Arterial System Plan and the City Parks Bikeway Plan and briefly discussed each. Charles Witsell stated that the plans that Mr. McKenzie spoke of were not officially sanctioned at this time. Mr. Witsell noted that the school wished to have a site in the central Little Rock area. Chairman Lichty asked Mr. Witsell which site (of the two proposed) the school preferred at this time. Mr. Witsell stated that the school preferred the Riverdale site. Joe White addressed the Commission. He noted that the property had an approved preliminary plat which made no allowances for Martin Luther King Blvd., as noted by Mr. McKenzie. He also noted that the Midtown Expressway was taken off the Master Street Plan. Commissioner Berry asked if the existing trees along the west property line could be saved. Mr. White explained that the trees within the creek would remain but the other trees would be taken out. Commissioner Berry asked if staff was concerned with the possibility of cut -through traffic on Gill Street. Mr. White noted that the City has appropriated $180,000 for the extension of Gill Street. Bob Turner, of Public Works, noted that Public Works had been working with the applicant to develop a western access to the property. He stated that staff did not see a problem with cut - through traffic. Commissioner Berry asked if there was enough drop-off area on the site, to avoid backing up traffic onto Cantrell Road. Mr. Witsell noted that there was ample drop-off space on the site plan. There was a brief discussion regarding the notification of other planning agencies. Commissioner Nunnley asked if the development would be gated. Mr. White stated that it would be gated and pointed out the location of the gates. There was a brief discussion pertaining to light and noise generation, and the City's Master Bikeway Plan. 7 April 30, 1998 SUBDIVISION ITEM NO.: 18 Contj FILE NO.: Z-6483 Commissioner Berry again asked about saving the trees along the west property line. Mr. white stated that it would be impossible to leave all of the trees. He stated that many of the trees along the creek line would remain. Chairman Lichty asked if a turn lane was proposed on Cantrell Road. Mr. White stated that a decel lane would be constructed. Chairman Lichty asked if staff had any concerns relating to traffic. Bob Turner, of Public works, stated that there may be some traffic congestion during peak school hours, but that it would be typical of any school location. Chairman Lichty asked if Item #19 could be discussed before the vote on Item #18. Staff noted that a vote would need to be taken on this item before discussion on Item #19. There was a general discussion relating to the Planning Commission's procedures associated with this item and Item #19. A motion was made to consider item #19 prior to the vote on item #18. The motion failed. A motion was made to approve the POD as recommended by staff with the added condition that as many of the trees as possible on the site be saved. The motion passed with a vote of 10 ayes, 0 nays and 1 abstention (Nunnley). 8