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HomeMy WebLinkAboutZ-6483-A Staff AnalysisFILE NO.: Z -6483-A NAME: Episcopal Collegiate School Revised Long -form POD and Right of Way Abandonment for an alley located in Block 361 Original City LOCATION: Located at 1701 Cantrell Road DEVELOPER: Episcopal Collegiate School 901 West Third Street Little Rock, AR 72201 FNGINFFR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 40 acres NUMBER OF LOTS: 1 Zoning Lot CURRENT ZONING: POD ALLOWED USES: School PROPOSED ZONING: Revised POD FT. NEW STREET: 330 LF PROPOSED USE: School — Construction of a new elementary school VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,744 adopted by the Little Rock Board of Directors on June 2, 1998, established the Cathedral School Long -form POD. The developed was proposed in multiple phases with the initial phase completed and opening in 2000. The student body would include 6th 7th 8th and Stn grades with the 10th, 11th and 12th grades added in the three following years. The total projected enrollment for the middle and high school was 560 students. There were 28 classrooms and 90 staff, including part-time. The total parking proposed was 291 spaces. The buildings on Cantrell Road were proposed as one and two story buildings. The academic buildings were grouped around a large sheltered space creating a landscaped courtyard. The gym and future pool buildings, Chapel and auditorium were at the rear of the campus, near the majority of the parking. Along the southern perimeter an earthen berm to be heavily landscaped as a noise FILE NO.: Z -6483-A (Cont. buffer and fenced for security was proposed. Along Cantrell Road a brick pier and steel fence was proposed. A. PROPOSAL/REQUEST: The Episcopal Collegiate School now wishes to expand their campus in order to develop an elementary school at this location. The building will be four stories and contain just over 60,000 square feet. The floor levels will have ground level access at various points in order to meet code. Stacking for drop off and pick up will occur on the south side of the facility away from Cantrell Road and take access from the existing campus. An emergency entrance will be located at the east side and tie into North Street. The lower school program is as follows: Room Number Size — sq ft Total — sq ft K 4 1000 4000 K - Restrooms 4 50 200 _ 15 3 900 2700 1 s - Restrooms 3 50 150 2�nd 1 3 900 2700 3rd3 900 2700 4 th 3 900 2700 5th 3 900 2700 Library/Media 1 3000 3000 Art 1 1200 1200 Foreign Language 2 900 1800 Science Lab 2 1200 2400 Music -Choir 1 1200 1200 Tutoring 2 150 300 Multi-purpose 1 3000 3000 Kitchen 1 1500 1500 Administration 1 2000 2000 Conference 2 500 1000 Nurse 1 500 500 Commons 1 3000 3000 Foyer 1 500 500 Sub -Total 39,250 Material Storage 6 200 1200 Restrooms 6 200 1200 Specialty Classroom 1 200 200 2 FILE NO.: Z -6483-A (Cont. Room Number Size — sq ft Total — sq ft Speech Therapy 1 150 150 Computer Lab 1 900 900 Custodial 2 200 400 Elec/Data 3 65 195 Mechanical 1 1000 1000 Activity Room/Gym 1 4000 4000 Sub -Total 9,245 Net Sq. ft. 48,495 1.25 Grossing Factor 12,123.75 Total 60,618.75 The application includes the abandonment of an east west alley located adjacent to Lots 1 thru 12, Block 361, Original City and a north south alley located between Lot 12, Block 361 and Lot 17, Block 360 Original City. B. EXISTING CONDITIONS: There is a mixture of single-family residential, multi -family 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 Dillard's Office Complex is located to the north across Cantrell Road. North Street is the southern boundary of the proposed new development. The southern boundary of the entire campus is a railroad right of way, with the State Capitol Complex located further south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Capitol View and the Downtown Neighborhood Associations 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. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to the new proposed North Street including 5 -foot sidewalks on both sides with the planned development. Per City code commercial streets cannot exceed 12% centerline grade and 5% or less at intersections. 3 FILE NO.: Z -6483-A (Cont. 2. 3. 4. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Provide a traffic circulation plan. The proposed plan will not function efficiently. Construct curb and gutter on the north side of North Street. Provide left turn lane on Cantrell Road for vehicles entering the proposed North Street. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting or certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 11. 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). 12. Turn around must be provided for a WB -30 vehicle at the end of North Street prior to entering the school property. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 14. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 15. 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. 16. Use of the bike path should be maintained during construction. Contact Parks and Recreation for additional assistance. Gt FILE NO.: Z -6483µA (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on this property must be abandoned prior to construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 10 -foot utility easement is required along the eastern, western and northern perimeters and along the eastern side of the relocated North Street. Center -Paint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Of particular concern is an 8 -inch main running north and south on the east side of the property. Fire Department: Place fire hydrants per code. One additional fire hydrant may be required. Contact the Little Rock Fire Department for additional information. COLIntV Planning: No comment. CATA: The site is located on CATA Bus Route #21 — the University Avenue Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a revised Long form POD. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial with reduced standards. 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. 5 FILE NO.: Z -6483-A (Cont. Bicycle Plan: A Class I bike route is shown along Cantrell Road and North Street in front of the school. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a neighborhood action plan. Parks and Recreation: Little Rock Parks and Recreation is working with applicant to identify the specific access location of the Arkansas River Trail along the southern property line of Episcopal Collegiate School. The applicant has expressed a willingness to locate trail on their property, grant an easement and assist in improvements for the trail. Funds are available for Little Rock Parks and Recreation to build the trail along this corridor section. Construction of the elementary school will prevent trail users from accessing a portion of the trail. Therefore, it will be required that a temporary alternate route is provided until which time the permanent route is completed Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. One additional landscape island that is three hundred (300) square foot in area is needed in the proposed parking lot area. 3. Additional street trees would be appreciated along Arkansas Highway 10 by both the City of Little Rock and the City Beautiful Commission. 4. Consideration should be given to the adjoining residential areas. 5. Additional fencing and/or landscaping may be required next to any areas that are residential in use or zoning classification. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. 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: (October 18, 2007) The applicant's representatives were present representing the request. The applicant presented an overview of the proposed development stating there were a number of changes to the site plan made from the original submission. Mr. David Knight stated the application request no longer included the N FILE NO.: Z -6483-A (Cont. abandonment of North Street. He stated by leaving North Street, the City's Bike Trail would not be disrupted and could continue as presently existed. The developer also stated access and circulation would be addressed with the revised site plan. He stated the school would place persons along North Street to ensure traffic continued to flow on the City street. Public Works comments were addressed. Staff stated street improvements would be required along the property frontage for North Street and along Cantrell Road. Staff also stated the storm water detention ordinance would apply to the development of the property. Landscaping comments were addressed. Staff stated the development of the site must comply with the City's minimal landscape and buffer ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 October 18, 2007, Subdivision Committee meeting. The applicant has indicated mechanical equipment will be screened by a parapet wall, site lighting will be low level and directional, directed into the site and the maximum building height proposed is 64 -feet. In addition, North Street will be improved to 36 -feet from back of curb to back of curb abutting the applicant's property. The development is proposed as a elementary school with the construction of four classrooms for the Kindergarten grade and three classrooms for 1St through 5th Grades with 20 students per classroom. Various rooms will be incorporated into the building to serve the school such as activity room, medial center and kitchen facility. The school will be four stories and contain just over 60,000 square feet with a maximum building height of 64 -feet. The floor levels will have ground level access at various points in order to meet code. The development is proposed in a single phase. Building materials will be similar to the materials existing on the middle and high school campus located to the west. Signage is proposed along Cantrell Road and North Street. The signage is proposed with a maximum height of six feet and a maximum sign area of sixty-four square feet. Directional signage will be utilized at the driveway entrances. Building signage will be limited to the facades fronting the abutting roadways. 7 FILE NO.: Z -6483-A (Cont. Fencing is proposed around the perimeter of the site. Fencing will match the existing fencing located around the perimeter of the existing campus. Landscaping has been indicated on the site plan. The applicant is seeking to clear the land use buffer areas for safety reasons and to protect the students. Where the school site abuts residentially zoned or used property, screening will be placed as necessary to provide screening of the adjacent properties. Access and circulation have been addressed. Stacking for drop off and pick up will occur on the south side of the facility away from Cantrell Road and take access from the existing campus. An emergency entrance will be located at the east side and tie into North Street. A small number of parking spaces, 13 spaces, have been indicated for development on the site. The employee and faculty parking will be provided on the existing campus adjacent to the football and soccer field. The parking as proposed is more than adequate to serve the school. The site plan indicates the placement of a dumpster along the driveway entrance and the eastern property line. The dumpster will be screened per typical minimum ordinance standards. The application includes the abandonment of an east west alley located adjacent to Lots 1 thru 12, Block 361, Original City and a north south alley located between Lot 12, Block 361 and Lot 17, Block 360 Original City. Presently dumpsters located to the east of this site are being serviced by this right of way. The applicant is working with the State Highway Department to negotiate the placement of a traffic signal on North Street. If the traffic signal is approved, it will not impact the site plan proposed for the school development. The site plan does not impact the existing bicycle trail. The trail presently follows Cantrell Road turning south on North Street and following North Street to the railroad track. This section of the bicycle trail is an important part of the trail system. The original proposal indicated a desire to relocate North Street and the bicycle trails. That request was abandoned and North Street and the bicycle trail will remain unchanged from its current existence. The site plan indicates the relocation of an existing billboard to an area east of the school. The site is not zoned appropriately for the placement of a billboard. In addition the site is located on Cantrell Road a scenic corridor as defined by the zoning ordinance. No billboards may be altered or erected within 660 feet or the scenic corridor. Also State Highway Department has designated Cantrell Road as a scenic corridor and the relocation of the billboard is also in violation of state code. Staff will not support a relocation of the off -premise sign. FILE NO.: Z -6483-A (Cont. Staff continues to study the issue of the bike trail. Concerns have been raised regarding the location of the trail and the potential impact of this development on it. The staff recommendation for this item is forthcoming. STAFF RECOMMENDATIONS: Staff recommendation forth coming. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had resolved a number of the issues raised in the agenda staff report. Staff stated the applicant had removed the billboard relocation request. Staff sated the applicant had also indicated the eastern alley would be improved to allow access to the existing dumpster locations which are being served by the alley proposed for abandonment and allow adequate maneuvering room for service vehicles. Staff stated a revision to the language in the agenda write-up was made to the Bike Plan section to include North Street in the referenced to the Class I Bike Path. Staff presented a recommendation as a part of the POD approval signage be placed at or near the driveway entrances directing motorist to yield to bicyclist. Staff stated to their knowledge there are no other remaining outstanding technical issues associated with the request. Staff presented 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 also presented a recommendation of approval of the alley abandonment request for the east west alley located in Block 361 and the north south alley located adjacent to Block 361. Mr. David Knight addressed the Commission on behalf of the applicant. He stated the school was proposing the construction of a new elementary school adjacent to the existing campus. He stated access and circulation had been reviewed and additional queuing was being placed on the applicant's property to ensure traffic would not back onto the City public streets. Commissioner Nunnley questioned if a deceleration lane or additional traffic lanes would be required with the construction of the new school. Mr. Knight stated no additional lanes would be required. He stated persons wishing to turn west bound would maneuver through the campus and access the existing traffic signal. There was no further discussion of the item. The chair entertained a motion for approval of the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 9 FILE NO.• Z-6483 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/REQUEST: The following is the applicant's proposal for the school campus development: FILE NO.: Z-6483 (Cont. Middle School 6th, 7th and 8th Grades Hirth School 9th, 10th, 11th and 12th Grades Total projected enrollment Number of teacher and staff at full enrollment(including part-time) Total Classrooms Phasin 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 11 ADDroximate Sizes High School additional general classrooms 45,000 SF special classrooms Phase III A roximate 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 Sizers 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. 2 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 comment. The Downtown an Associations were notified D. ENGINEERING COMMENTS: has received no neighborhood d Capitol View Neighborhood of the public hearing. 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.: 2;-6483 Cont. E. F. G. UTILITIES AND FIRE DEPARTMENT COIINTY 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. Counter Plannin : No Comment. LATA: 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. I- FILE No.: -6483 Coat. 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 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). FILE NO.: Z -6483-A NAME: Episcopal Collegiate School Revised Long -form POD and Right of Way Abandonment for an alley located in Block 361 Original City LOCATION: Located at 1701 Cantrell Road DEVELOPER: Episcopal Collegiate School 901 West Third Street Little Rock, AR 72201 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 40 acres NUMBER OF LOTS: 1 Zoning Lot CURRENT ZONING: POD ALLOWED USES: School PROPOSED ZONING: Revised POD FT. NEW STREET: 330 LF PROPOSED USE: School — Construction of a new elementary school VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND.- Ordinance ACKGROUND: Ordinance No. 17,744 adopted by the Little Rock Board of Directors on June 2, 1998, established the Cathedral School Long -form POD. The developed was proposed in multiple phases with the initial phase completed and opening in 2000. The student body would include 6th, 7th 8th and 9th grades with the 10th, 11th and 121h grades added in the three following years. The total projected enrollment for the middle and high school was 560 students. There were 28 classrooms and 90 staff, including part-time. The total parking proposed was 291 spaces. The buildings on Cantrell Road were proposed as one and two story buildings. The academic buildings were grouped around a large sheltered space creating a landscaped courtyard. The gym and future pool buildings, Chapel and auditorium were at the rear of the campus, near the majority of the parking. Along the southern perimeter an earthen berm to be heavily landscaped as a noise FILE NO.: Z -6483-A (Cont. buffer and fenced for security was proposed. Along Cantrell Road a brick pier and steel fence was proposed. A. PROPOSAL/REQUEST: The Episcopal Collegiate School now wishes to expand their campus in order to develop an elementary school at this location. The building will be four stories and contain just over 60,000 square feet. The floor levels will have ground level access at various points in order to meet code. Stacking for drop off and pick up will occur on the south side of the facility away from Cantrell Road and take access from the existing campus. An emergency entrance will be located at the east side and tie into North Street. The lower school program is as follows: Room Number Size — sq ft Total --sq ft K 4 1000 4000 K - Restrooms 4 50 200 1S 3 900 2700 1st - Restrooms 3 50 150 2n 3 900 2700 3rd3 900 2700 41h 3 900 2700 5 th 3 900 2700 Library/Media 1 3000 3000 Art 1 1200 1200 Foreign Language 2 900 1800 Science Lab 2 1200 2400 Music -Choir 1 1200 1200 Tutoring 2 150 300 Multi-purpose 1 3000 3000 Kitchen 1 1500 1500 Administration 1 2000 2000 Conference 2 500 1000 Nurse 1 500 500 Commons 1 3000 3000 Foyer 1 500 500 Sub -Total 39,250 Material Storage 6 200 1200 Restrooms 6 200 1200 Specialty Classroom 1 1 200 200 2 FILE NO.: Z-6483-A(Cont.) 1.3 A Room Number Size — sq ft Total — sq ft Speech Therap 1 150 150 Computer Lab 1 900 900 Custodial 2 200 400 Elec/Data 3 65 195 Mechanical 1 1000 1000 Activity Room/Gym 1 4000 4000 Sub -Total 9,245 Net Sq. ft. 48,495 1.25 Grossing Factor 12,123.75 77 .I Total 60,618.75 The application includes the abandonment of an east west alley located adjacent to Lots 1 thru 12, Block 361, Original City and a north south alley located between Lot 12, Block 361 and Lot 17, Block 360 Original City. EXISTING CONDITIONS: There is a mixture of single-family residential, multi -family 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 Dillard's Office Complex is located to the north across Cantrell Road. North Street is the southern boundary of the proposed new development. The southern boundary of the entire campus is a railroad right of way, with the State Capitol Complex located further south. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Capitol View and the Downtown Neighborhood Associations and all residents, who could be identified, located within 300 -feet of the site were notified of the Public Hearing. ENGINEERING COMMENTS: PUBLIC WORDS CONDITIONS: With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to the new proposed North Street including 5 -foot sidewalks on both sides with the planned development. Per City code commercial streets cannot exceed 12% centerline grade and 5% or less at intersections. K FILE NO.: Z -6483-A (Cont.) 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Provide a traffic circulation plan. The proposed plan will not function efficiently. 4. Construct curb and gutter on the north side of North Street. 5. Provide left turn lane on Cantrell Road for vehicles entering the proposed North Street. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting or certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 11. 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). 12. Turn around must be provided for a WB -30 vehicle at the end of North Street prior to entering the school property. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 14. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 15. 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. 16. Use of the bike path should be maintained during construction. Contact Parks and Recreation for additional assistance. rd FILE NO.: Z -6483-A (Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on this property must be abandoned prior to construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 10 -foot utility easement is required along the eastern, western and northern perimeters and along the eastern side of the relocated North Street. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Of particular concern is an 8 -inch main running north and south on the east side of the property. Fire Department: Place fire hydrants per code. One additional fire hydrant may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #21 — the University Avenue Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a revised Long form POD. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial with reduced standards. 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. 5 FILE NO.: Z -6483-A Bicycle Plan: A Class I bike route is shown along Cantrell Road and North Street in front of the school. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a neighborhood action plan. Parks and Recreation: Little Rock Parks and Recreation is working with applicant to identify the specific access location of the Arkansas River Trail along the southern property line of Episcopal Collegiate School. The applicant has expressed a willingness to locate trail on their property, grant an easement and assist in improvements for the trail. Funds are available for Little Rock Parks and Recreation to build the trail along this corridor section. Construction of the elementary school will prevent trail users from accessing a portion of the trail. Therefore, it will be required that a temporary alternate route is provided until which time the permanent route is completed Lance: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. One additional landscape island that is three hundred (300) square foot in area is needed in the proposed parking lot area. 3. Additional street trees would be appreciated along Arkansas Highway 10 by both the City of Little Rock and the City Beautiful Commission. 4. Consideration should be given to the adjoining residential areas. 5. Additional fencing and/or landscaping may be required next to any areas that are residential in use or zoning classification. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. 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: (October 18, 2007) The applicant's representatives were present representing the request. The applicant presented an overview of the proposed development stating there were a number of changes to the site plan made from the original submission. Mr. David Knight stated the application request no longer included the ,. FILE NO.: Z -6483-A (Cont. abandonment of North Street. He stated by leaving North Street, the City's Bike Trail would not be disrupted and could continue as presently existed. The developer also stated access and circulation would be addressed with the revised site plan. He stated the school would place persons along North Street to ensure traffic continued to flow on the City street. Public Works comments were addressed. Staff stated street improvements would be required along the property frontage for North Street and along Cantrell Road. Staff also stated the storm water detention ordinance would apply to the development of the property. Landscaping comments were addressed. Staff stated the development of the site must comply with the City's minimal landscape and buffer ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 October 18, 2007, Subdivision Committee meeting. The applicant has indicated mechanical equipment will be screened by a parapet wall, site lighting will be low level and directional, directed into the site and the maximum building height proposed is 64 -feet. In addition, North Street will be improved to 36 -feet from back of curb to back of curb abutting the applicant's property. The development is proposed as a elementary school with the construction of four classrooms for the Kindergarten grade and three classrooms for 1st through 5th Grades with 20 students per classroom. Various rooms will be incorporated into the building to serve the school such as activity room, medial center and kitchen facility. The school will be four stories and contain just over 60,000 square feet with a maximum building height of 64 -feet. The floor levels will have ground level access at various points in order to meet code. The development is proposed in a single phase. Building materials will be similar to the materials existing on the middle and high school campus located to the west. Signage is proposed along Cantrell Road and North Street. The signage is proposed with a maximum height of six feet and a maximum sign area of sixty-four square feet. Directional signage will be utilized at the driveway entrances. Building signage will be limited to the facades fronting the abutting roadways. 7 FILE NO.: Z -6483-A (Cont. Fencing is proposed around the perimeter of the site. Fencing will match the existing fencing located around the perimeter of the existing campus. Landscaping has been indicated on the site plan. The applicant is seeking to clear the land use buffer areas for safety reasons and to protect the students. Where the school site abuts residentially zoned or used property, screening will be placed as necessary to provide screening of the adjacent properties. Access and circulation have been addressed. Stacking for drop off and pick up will occur on the south side of the facility away from Cantrell Road and take access from the existing campus. An emergency entrance will be located at the east side and tie into North Street. A small number of parking spaces, 13 spaces, have been indicated for development on the site. The employee and faculty parking will be provided on the existing campus adjacent to the football and soccer field. The parking as proposed is more than adequate to serve the school. The site plan indicates the placement of a dumpster along the driveway entrance and the eastern property line. The dumpster will be screened per typical minimum ordinance standards. The application includes the abandonment of an east west alley located adjacent to Lots 1 thru 12, Block 361, Original City and a north south alley located between Lot 12, Block 361 and Lot 17, Block 360 Original City. Presently dumpsters located to the east of this site are being serviced by this right of way. The applicant is working with the State Highway Department to negotiate the placement of a traffic signal on North Street. If the traffic signal is approved, it will not impact the site plan proposed for the school development. The site plan does not impact the existing bicycle trail. The trail presently follows Cantrell Road turning south on North Street and following North Street to the railroad track. This section of the bicycle trail is an important part of the trail system. The original proposal indicated a desire to relocate North Street and the bicycle trails. That request was abandoned and North Street and the bicycle trail will remain unchanged from its current existence. The site plan indicates the relocation of an existing billboard to an area east of the school. The site is not zoned appropriately for the placement of a billboard. In addition the site is located on Cantrell Road a scenic corridor as defined by the zoning ordinance. No billboards may be altered or erected within 660 feet or the scenic corridor. Also State Highway Department has designated Cantrell Road as a scenic corridor and the relocation of the billboard is also in violation of state code. Staff will not support a relocation of the off -premise sign. FILE NO.: Z -6483-A (Cont. Staff continues to study the issue of the bike trail. Concerns have been raised regarding the location of the trail and the potential impact of this development on it. The staff recommendation for this item is forthcoming. STAFF RECOMMENDATIONS: Staff recommendation forth coming. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had resolved a number of the issues raised in the agenda staff report. Staff stated the applicant had removed the billboard relocation request. Staff sated the applicant had also indicated the eastern alley would be improved to allow access to the existing dumpster locations which are being served by the alley proposed for abandonment and allow adequate maneuvering room for service vehicles. Staff stated a revision to the language in the agenda write-up was made to the Bike Plan section to include North Street in the referenced to the Class I Bike Path. Staff presented a recommendation as a part of the POD approval signage be placed at or near the driveway entrances directing motorist to yield to bicyclist. Staff stated to their knowledge there are no other remaining outstanding technical issues associated with the request. Staff presented 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 also presented a recommendation of approval of the alley abandonment request for the east west alley located in Block 361 and the north south alley located adjacent to Block 361. Mr. David Knight addressed the Commission on behalf of the applicant. He stated the school was proposing the construction of a new elementary school adjacent to the existing campus. He stated access and circulation had been reviewed and additional queuing was being placed on the applicant's property to ensure traffic would not back onto the City public streets. Commissioner Nunnley questioned if a deceleration lane or additional traffic lanes would be required with the construction of the new school. Mr. Knight stated no additional lanes would be required. He stated persons wishing to turn west bound would maneuver through the campus and access the existing traffic signal. There was no further discussion of the item. The chair entertained a motion for approval of the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 16. NAME: Episcopal Collegiate School Revised Long -form POD and Right of Way Abandonment for North Street and an alley LOCATION: located at 1701 Cantrell Road Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than October 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. There is a billboard existing on the site. Will the billboard remain on the property or will the billboard be relocated? 3. Provide a phasing plan for the development. 4. Provide the location of the proposed dumpster facilities and a note on the site plan indicating the required screening. 5. Will the buffer area be cleared? 6. Provide a signage plan including directional signage and identification signage. 7. The mechanical equipment will require screening. 8. Site lighting must be low level and directional, directed into the site. 9. Provide the proposed building height. 10. Will there be outdoor speakers, bells or intercoms used? 11. Define the improvements to be completed to North Street. 12. Items previously identified as issues and concerns: a. Access and circulation b. Street grade on relocated North Street c. Right of way to add a turn lane on Cantrell Road. d. The location of the bicycle trail and the timing for construction of the trail. e. The temporary location for the bicycle trail during construction. Variance/Waivers'. None requested. Public Works Conditions: 1. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to the new proposed North Street including 5 -foot sidewalks on both sides with the planned development. Per City code commercial streets cannot exceed 12% centerline grade and 5% or less at intersections. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Provide a traffic circulation plan. The proposed plan will not function efficiently. Item # 16 4. Construct curb and gutter on the north side of North Street. 5. Provide left turn lane on Cantrell Road for vehicles entering the proposed North Street. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting or certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 11. 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). 12.Turn around must be provided for a WB -30 vehicle at the end of North Street prior to entering the school property. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 14.Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 15. 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. 16. Use of the bike path should be maintained during construction. Contact Parks and Recreation for additional assistance. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main located on this property must be abandoned prior to construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 10 -foot utility easement is required along the eastern, western and northern perimeters and along the eastern side of the relocated North Street. Center -Point Enema: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of Item # 16 the developer. Of particular concern is an 8 -inch main running north and south on the east side of the property. Fire Department: Place fire hydrants per code. One additional fire hydrant may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #21 — the University Avenue Route. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a revised Long form POD. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial with reduced standards. 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. Bicycle Plan_ A Class I bike route is shown along Cantrell Road in front of the school. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a neighborhood action plan. Parks and Recreation: Little Rock Parks and Recreation is working with applicant to identify the specific access location of the Arkansas River Trail along the southern property line of Episcopal Collegiate School. The applicant has expressed a willingness to locate trail on their property, grant an easement and assist in improvements for the trail. Funds are available for Little Rock Parks and Recreation to build the trail along this corridor section. Construction of the elementary school will prevent trail users from accessing a portion of the trail. Therefore, it will be required that a temporary alternate route is provided until which time the permanent route is completed Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. One additional landscape island that is three hundred (300) square foot in area is needed in the proposed parking lot area. Item # 16 3. Additional street trees would be appreciated along Arkansas Highway 10 by both the City of Little Rock and the City Beautiful Commission. 4. Consideration should be given to the adjoining residential areas. 5. Additional fencing and/or landscaping may be required next to any areas that are residential in use or zoning classification. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. 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/pian: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 16 November 8, 2007 ITEM NO.: 16 FILE NO.: Z -6483-A NAME: Episcopal Collegiate School Revised Long -form POD and Right of Way Abandonment for an alley located in Block 361 Original City LOCATION: Located at 1701 Cantrell Road DEVELOPER: Episcopal Collegiate School 901 West Third Street Little Rock, AR 72201 FNI,INFFR: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 40 acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 330 LF CURRENT ZONING: POD ALLOWED USES: School PROPOSED ZONING: Revised POD PROPOSED USE: School — Construction of a new elementary school VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,744 adopted by the Little Rock Board of Directors on June 2, 1998, established the Cathedral School Long -form POD. The developed was proposed in multiple phases with the initial phase completed and opening in 2000. The student body would include 6t', 7tn 8th and 9th grades with the 10th, 11th and 12th grades added in the three following years. The total projected enrollment for the middle and high school was 560 students. There were 28 classrooms and 90 staff, including part-time. The total parking proposed was 291 spaces. The buildings on Cantrell Road were proposed as one and two story buildings. The academic buildings were grouped around a large sheltered space creating a landscaped courtyard. The gym and future pool buildings, Chapel and auditorium were at the rear of the campus, near the majority of the parking. November 8, 2007 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z -6483-A Along the southern perimeter an earthen berm to be heavily landscaped as a noise buffer and fenced for security was proposed. Along Cantrell Road a brick pier and steel fence was proposed. A. PROPOSAL/REQUEST: The Episcopal Collegiate School now wishes to expand their campus in order to develop an elementary school at this location. The building will be four stories and contain just over 60,000 square feet. The floor levels will have ground level access at various points in order to meet code. Stacking for drop off and pick up will occur on the south side of the facility away from Cantrell Road and take access from the existing campus. An emergency entrance will be located at the east side and tie into North Street. The lower school program is as follows: Room Number Size — sq ft Total — sq ft K 4 1000 4000 K - Restrooms 4 50 200 1 S 3 900 2700 17s_- Restrooms 3 50 150 2nd 3 900 2700 3rd 3 900 2700 4 th 3 900 2700 5 th 3 900 2700 Library/Media 1 3000 3000 Art 1 1200 1200 Foreign Language 2 900 1800 Science Lab 2 1200 2400 Music -Choir 1 1200 1200 Tutoring 2 150 300 Multi-purpose 1 3000 3000 Kitchen 1 1500 1500 Administration 1 2000 2000 Conference 2 500 1000 Nurse 1 500 500 Commons 1 3000 3000 Foyer 1 500 500 Sub -Total 39,250 Material Storage 6 200 1200 Restrooms 6 200 1200 Specialty Classroom 1 200 200 2 November 8, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -6483-A Room Number Size — sqft Total — sq ft Speech Therapy 1 150 150 Computer Lab 1 900 900 Custodial 2 200 400 Elec/Data 3 65 195 Mechanical 1 1000 1000 Activity Room/Gym 1 4000 4000 Sub -Total 9,245 Net Sq. ft. 48,495 1.25 Grossing Factor 12,123.75 Total 60,618.75 The application includes the abandonment of an east west alley located adjacent to Lots 1 thru 12, Block 361, Original City and a north south alley located between Lot 12, Block 361 and Lot 17, Block 360 Original City. B. EXISTING CONDITIONS: There is a mixture of single-family residential, multi -family 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 Dillard's Office Complex is located to the north across Cantrell Road. North Street is the southern boundary of the proposed new development. The southern boundary of the entire campus is a railroad right of way, with the State Capitol Complex located further south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All owners of property located within 200 feet of the proposed site along with the Capitol View and the Downtown Neighborhood Associations 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. With site development, provide the design of the street conforming to the Master Street Plan. Construct street improvement to the new proposed North Street including 5 -foot sidewalks on both sides with the planned development. Per City code commercial streets cannot exceed 12% centerline grade and 5% or less at intersections. 9 November 8, 2007 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Provide a traffic circulation plan. The proposed plan will not function efficiently. 4. Construct curb and gutter on the north side of North Street. 5. Provide left turn lane on Cantrell Road for vehicles entering the proposed North Street. 6. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 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. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 9. Coordinate design of traffic signal upgrade with proposed street improvements. Plans to be forwarded to Traffic Engineering for approval. 10. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting or certificate of occupancy. Contact Traffic Engineer 379-1813 (Steve Philpott) for more information. 11. 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). 12. Turn around must be provided for a WB -30 vehicle at the end of North Street prior to entering the school property. 13. Provide a letter prepared by a registered engineer certifying the sight distance at the intersections comply with 2004 AASHTO Green Book standards. 14. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 15. 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. 16. Use of the bike path should be maintained during construction. Contact Parks and Recreation for additional assistance. 12 November 8, 2007 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -6483-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on this property must be abandoned prior to construction. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: A 10 -foot utility easement is required along the eastern, western and northern perimeters and along the eastern side of the relocated North Street. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Of particular concern is an 8 -inch main running north and south on the east side of the property. Fire Department: Place fire hydrants per code. One additional fire hydrant may be required. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #21 — the University Avenue Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a revised Long form POD. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial with reduced standards. 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 5 November 8, 2007 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z -6483-A require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike route is shown along Cantrell Road in front of the school. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Neighborhood Action Plan: This area is not covered by a neighborhood action plan. Parks and Recreation: Little Rock Parks and Recreation is working with applicant to identify the specific access location of the Arkansas River Trail along the southern property line of Episcopal Collegiate School. The applicant has expressed a willingness to locate trail on their property, grant an easement and assist in improvements for the trail. Funds are available for Little Rock Parks and Recreation to build the trail along this corridor section. Construction of the elementary school will prevent trail users from accessing a portion of the trail. Therefore, it will be required that a temporary alternate route is provided until which time the permanent route is completed Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. One additional landscape island that is three hundred (300) square foot in area is needed in the proposed parking lot area. 3. Additional street trees would be appreciated along Arkansas Highway 10 by both the City of Little Rock and the City Beautiful Commission. 4. Consideration should be given to the adjoining residential areas. 5. Additional fencing and/or landscaping may be required next to any areas that are residential in use or zoning classification. 6. An automatic irrigation system to water landscaped areas will be required. 7. 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. 8. 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. [e November 8, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -6483-A G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) The applicant's representatives were present representing the request. The applicant presented an overview of the proposed development stating there were a number of changes to the site plan made from the original submission. Mr. David Knight stated the application request no longer included the abandonment of North Street. He stated by leaving North Street, the City's Bike Trail would not be disrupted and could continue as presently existed. The developer also stated access and circulation would be addressed with the revised site plan. He stated the school would place persons along North Street to ensure traffic continued to flow on the City street. Public Works comments were addressed. Staff stated street improvements would be required along the property frontage for North Street and along Cantrell Road. Staff also stated the storm water detention ordinance would apply to the development of the property. Landscaping comments were addressed. Staff stated the development of the site must comply with the City's minimal landscape and buffer ordinance requirements. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. 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 October 18, 2007, Subdivision Committee meeting. The applicant has indicated mechanical equipment will be screened by a parapet wall, site lighting will be low level and directional, directed into the site and the maximum building height proposed is 64 -feet. in addition, North Street will be improved to 36 -feet from back of curb to back of curb abutting the applicant's property. The development is proposed as a elementary school with the construction of four classrooms for the Kindergarten grade and three classrooms for 1St through 5th Grades with 20 students per classroom. Various rooms will be incorporated into the building to serve the school such as activity room, medial center and kitchen facility. The school will be four stories and contain just over 60,000 square feet with a maximum building height of 64 -feet. The floor levels will have ground level access at various points in order to meet code. The development is proposed in a single phase. Building materials will be similar to the materials existing on the middle and high school campus located to the west. 7 November 8, 2007 SUBDIVISION ITEM NO.: 16 Cont. FILE NO.: Z -6483-A Signage is proposed along Cantrell Road and North Street. The signage is proposed with a maximum height of six feet and a maximum sign area of sixty-four square feet. Directional signage will be utilized at the driveway entrances. Building signage will be limited to the facades fronting the abutting roadways. Fencing is proposed around the perimeter of the site. Fencing will match the existing fencing located around the perimeter of the existing campus. Landscaping has been indicated on the site plan. The applicant is seeking to clear the land use buffer areas for safety reasons and to protect the students. Where the school site abuts residentially zoned or used property, screening will be placed as necessary to provide screening of the adjacent properties. Access and circulation have been addressed. Stacking for drop off and pick up will occur on the south side of the facility away from Cantrell Road and take access from the existing campus. An emergency entrance will be located at the east side and tie into North Street. A small number of parking spaces, 13 spaces, have been indicated for development on the site. The employee and faculty parking will be provided on the existing campus adjacent to the football and soccer field. The parking as proposed is more than adequate to serve the school. The site plan indicates the placement of a dumpster along the driveway entrance and the eastern property line. The dumpster will be screened per typical minimum ordinance standards. The application includes the abandonment of an east west alley located adjacent to Lots 1 thru 12, Block 361, Original City and a north south alley located between Lot 12, Block 361 and Lot 17, Block 360 Original City. Presently dumpsters located to the east of this site are being serviced by this right of way. The applicant is working with the State Highway Department to negotiate the placement of a traffic signal on North Street. If the traffic signal is approved, it will not impact the site plan proposed for the school development. The site plan does not impact the existing bicycle trail. The trail presently follows Cantrell Road turning south on North Street and following North Street to the railroad track. This section of the bicycle trail is an important part of the trail system. The original proposal indicated a desire to relocate North Street and the bicycle trails. That request was abandoned and North Street and the bicycle trail will remain unchanged from its current existence. November 8, 2007 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z -6483-A The site plan indicates the relocation of an existing billboard to an area east of the school. The site is not zoned appropriately for the placement of a billboard. In addition the site is located on Cantrell Road a scenic corridor as defined by the zoning ordinance. No billboards may be altered or erected within 660 feet or the scenic corridor. Also State Highway Department has designated Cantrell Road as a scenic corridor and the relocation of the billboard is also in violation of state code. Staff will not support a relocation of the off -premise sign. Staff continues to study the issue of the bike trail. Concerns have been raised regarding the location of the trail and the potential impact of this development on it. The staff recommendation for this item is forthcoming. STAFF RECOMMENDATIONS: Staff recommendation forth coming. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had resolved a number of the issues raised in the agenda staff report. Staff stated the applicant had removed the billboard relocation request. Staff sated the applicant had also indicated the eastern alley would be improved to allow access to the existing dumpster locations which are being served by the alley proposed for abandonment and allow adequate maneuvering room for service vehicles. Staff stated a revision to the language in the agenda write-up was made to the Bike Plan section to include North Street in the referenced to the Class I Bike Path. Staff presented a recommendation as a part of the POD approval signage be placed at or near the driveway entrances directing motorist to yield to bicyclist. Staff stated to their knowledge there are no other remaining outstanding technical issues associated with the request. Staff presented 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 also presented a recommendation of approval of the alley abandonment request for the east west alley located in Block 361 and the north south alley located adjacent to Block 361. Mr. David Knight addressed the Commission on behalf of the applicant. He stated the school was proposing the construction of a new elementary school adjacent to the existing campus. He stated access and circulation had been reviewed and additional queuing was being placed on the applicant's property to ensure traffic would not back onto the City public streets. Commissioner Nunnley questioned if a deceleration lane or additional traffic lanes would be required with the construction of the new school. Mr. Knight stated no A November 8, 2007 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z -6483-A additional lanes would be required. He stated persons wishing to turn west bound would maneuver through the campus and access the existing traffic signal. There was no further discussion of the item. The chair entertained a motion for approval of the request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 10