HomeMy WebLinkAboutZ-6520 Staff AnalysisAugust 6,,11998-
ITEM
,,1998_ITEM NO.: D
NAME:
LOCATION:
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
FILE NO.: Z-6520
Pulaski Academy - Conditional
Use Permit
19,000 Block of Denny Road
Pulaski Academy, Inc./
Don Swanson
To allow the phased
construction of a multigrade
school complex on 48.5 acres
of R-2 zoned land along Denny
Road at Gordon Road. At this
time the Commission is asked
to consider approval of the
overall concept shown in the
Master Plan layout and
approval to construct phase 1.
Future phases would be
submitted to staff for
administrative approval as
long as there are not
significant changes from the
original Master Plan.
This site is located on the south side of Denny Road at
its intersection with Gordon Road approximately 0.6
miles west of the intersection of Denny Road and Kanis
Road.
2. Compatibility with Neighborhood:
This R-2 zoned property is currently undeveloped, tree
covered land. This site is surrounded by R-2 property.
Across Denny to the north are large tracts with single
family residences. To the west and south are
undeveloped tree covered tracts. To the southeast is
another large tract with a single family residence.
This proposed use should be able to minimize the effects
on the surrounding properties and area in general by
maintaining all existing trees where ever possible, and
with proper screening of this site from Denny Road and
adjacent residential properties.
There are no neighborhood associations in close
proximity to this site.
August 6, 1998_
ITEM NO.: D (Cont.) FILE NO.: Z-6520
3. On -Site Drives and Parkin
Access to the site will be primarily through a loop
road off Denny Road. The loop would intersect Denny
Road near the west and east ends of the property.
There will be another access, to serve a faculty
parking lot and after school dropoff/pickup point, with
a smaller loop road off of Denny Road in the west half
of the property near the Gordon Road intersection. The
primary "Loop" road will vary between 24, to 36, wide
with a 12' wide drop off lane provided at the west end
buildings. Direction of traffic flow on the final
completed loop road will be decided through traffic
studies and coordination with City Traffic Engineers.
General parking areas are blocked off in the master
plan with the number of spaces for each area shown. A
total of 534 spaces are indicated for the whole campus.
Phase 1 parking requirements are based on the number of
classrooms and employees, and number of students
included in phase 1. Phase 1 provides 108 parking
spaces which will exceed ordinance parking
requirements.
Phase 1 access will be the west end of the final loop
road. It will extend to the first parking lot which
will serve as a drive through turn around so traffic
may return to the single access point. Half of the
faculty/visitor parking lot will also be constructed in
phase 1.
4. Screening and Buffers:
The conceptual plan submitted appears to show that
areas set aside for buffers and landscaping meet and
exceed ordinance requirements when averaged out. It
does, however, indicate that portions of proposed
buffers along Denny Road drop about 5 feet below the
full 20 foot width requirement. Also, portions of the
land use buffers along the western and southern
perimeters appear to drop below the full width
requirement of 40 feet.
A 6 foot high opaque screen is required along the
western and southern perimeters of the site. Unless
otherwise provided for, this screen may be dense
evergreen plantings or a wooden fence with its face
side directed outward.
At least sixty percent of the required 40 foot wide
land use buffers are required to remain in their
natural state.
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August 6., 1998
ITEM NO.: D (Cont.)
FILE NO.: Z-6520
Curb and gutter or another approved border will be
required to protect landscaped areas from vehicular
traffic.
Dumpster locations should be identified and screened on
three sides to a height of 8 feet.
The City Beautiful Commission recommends saving as many
trees as feasible. Extra credit toward complying with
the landscape ordinance can be given when saving trees
of 6 inch caliper or larger. Site clearing should be
limited to each phase as developed, no total clearing
should occur.
Prior to construction, 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.
5. Public Works Comments:
1. Participate in traffic signal cost installation
(75% of engineering cost, inspection, and
construction cost), when warranted by standard
criteria.
2. Denny Road is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 45
feet from centerline is required.
3. Driveways shall conform to Sec. 31-210 or Ordinance
31
4. Provide design of streets conforming to "MSP"
(Master Street Plan). Construct one-half street
improvement to these streets including 5 -foot
sidewalks with planned development.
5. Stormwater detention Ordinance applies to this
property.
6. Easements for proposed stormwater detention
facilities are required.
6. utility and Fire Department Comments:
Water: Annexation to the City or execution of a Pre -
Annexation Agreement is required. An acreage charge
of $300 per acre and a development fee based on the
size of connections applies in addition to the
normal connection charges. On site fire protection
is needed.
Wastewater: Outside service boundary. No comment.
Southwestern Bell: Approved as submitted.
ARKLA and AP&L: No Comments received.
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August 6, 1998
ITEM NO.: D (Cont.)
FILE NO.: Z-6520
Fire Department: Coordinate with Fire Department for
number and location of hydrants and to ensure access
to three sides of all buildings.
LATA: This site is not on a CATA bus route.
7. Staff Analysis:
Pulaski Academy, Inc. is requesting a conditional use
permit to allow for the phased construction of a
private school on this R-2 zoned, 48.5 acre site. This
would be a relocation from their Hinson Road location.
The proposed site is about 1.5 miles outside the city
limit via Kanis and Denny Road, or less than 200, from
one point across Denny Road. However, it is within the
City's extraterritorial zoning jurisdiction. The
process for annexation of this property has been
initiated.
The development is proposed to take place in about six
phases. The Commission is being asked to review and
approve the overall Master Plan for the whole campus
and the specifics of phase 1. Future phases would be
submitted to staff with detailed site plans for each
phase for administrative review. As long as there are
no significant changes from the original master plan,
staff would have administrative approval authority.
Significant changes would necessitate going back to the
Commission for approval. Significant to be determined
by Planning and Development Department head.
The phases for construction are dependent on funding
and other factors. Only phase 1 is known in detail and
it consists of building #1, Early Childhood Division,
and the traffic facilities and parking that are shown
going to and near that building.
This first building will consist of 56,645 square feet,
serving up to 273 students ages 3 and 4, kindergarten
and 1st grade. There will be about 30 employees plus
kitchen and custodial staff; 23 of those positions are
teachers. There will be 16-20 classrooms plus a
kitchen, gymnasium, and administrative staff offices.
Access from Denny will be primarily at the point shown
as the west end of the loop road on the Master Plan.
That road will be'two-way to the first parking lot,
which will also be. a drive through turn around to
return traffic to Denny via the same road. That lot
will provide 50 parking spaces. A secondary access
will be the faculty/visitor parking lot shown on the
Master Plan. Only the west half will be built in phase
4
August 6,_1998
ITEM NO.: D (Cont.)
FILE NO.: Z-6520
1 along with the dropoff point at the southeast part of
the building. This lot will initially provide 58
parking spaces.
The applicant is requesting they be allowed to phase in
street improvements to Denny Road. They will work with
city traffic personnel to determine the improvements
required and when they must be done.
Less than normal 25, front setbacks have been requested
along Denny Road for the tennis courts with fence
located with only a 15' setback; practice field with
fence with a 10' setback; baseball field with fence at
15' setback. These reduced setbacks will require a
variance. The dark wind net on the tennis fence must
not cause a blind spot for the service road next to it,
making entry onto Denny dangerous.
The applicant is requesting one main monument style
lighted sign with marquee, 10, tall, located at either
the east entrance or near the center of the property
along Denny Road. In addition they requested up to five
additional monument style informational/directional
signs, one at each drive off of Denny Road. These will
be reviewed in detail against the sign ordinance at the
time the applicant applies for the sign permits.
8. Staff Recommendation:
Staff recommends approval of the overall master plan
and the detailed phase 1 as shown on attached drawings,
subject to all noted staff comments.
Staff also recommends approval of the variance for the
reduced setback along Denny for the sports facilities
as long as that does not cause any visibility problems
along Denny Road.
SUBDIVISION COMMITTEE COMMENT:
(JULY. 2, 1998)
Don Swanson, Fred Perkins and several other persons from
Pulaski Academy and their architectural firm were present
representing the application. Staff gave a brief
description of the proposal.
The Public Works and landscaping and buffer comments were
reviewed and questions addressed with the applicant.
The concept of the overall Master Plan development of this
school campus, what phase 1 includes, and their desire to
maintain as much of the natural beauty of the property as
possible were explained by the applicant. A revised site
plan was also presented for phase 1.
5
August 6, 19,98
ITEM NO.: D (Cont.
Staff asked the applicant
information regarding the
for phase 1 and all future
that parking requirements
was also asked to provide
the development such as si
the future approval proces
place.
FILE NO.: Z-6520
to provide some additional
number of classrooms and employees
phases as they are submitted, so
can be determined. The applicant
a letter listing other aspects of
gns, fencing/screening, and how
s for future phases will take
There being no other issues, the Committee accepted the
proposal and forwarded it to the full Commission for final
resolution, subject to receiving the above information.
STAFF UPDATE:
The information requested from the applicant at the
Subdivision Committee has been provided.
PLANNING COMMISSION ACTION:
(JULY 23, 1998)
Arch McIntosh, "Head of Schools" for Pulaski Academy, Don
Swanson, business manager for Pulaski Academy, and Tim
Daters, Engineer were present representing the application.
There were four persons present who were opposed to the
proposal.
Jim Lawson, Director of Planning and Development, gave some
general comments to clarify the distinctions between this
C.U.P. application and the annexation application. One of
his main points was that these items can be addressed
separately and considered independently. In considering the
C.U.P., the issues to be considered are the overall plan and
design, access to Denny Road and accompanying traffic
concerns, and what impact this development will have on the
neighborhood. Mr. Lawson also reminded the Commission that
because of the problems with traffic and space at their
current location the City has been encouraging them to find
a larger site. He also made the point that approval of this
C.U.P. does not bound the Commission to approve the
annexation.
Steve Giles from the City Attorney's Office made the point
that this is a site development question and does stand
alone from the annexation question.
Bob Turner from Public Works addressed in general the
concerns over traffic as seen by their staff. He stated
that as the Academy develops this property, they would have
to make improvements to the adjacent part of Denny Road
including 75% of the cost of traffic signals when warranted.
The school is also building an internal road on their
G
August 6, 1998.
ITEM NO.: D (Cont.) FILE NO.: Z-6520
property to take most of the activity off of Denny Road,
particularly regarding dropoff/pickup. The Public Works
staff felt that these actions would enable Denny Road to
accommodate the increased traffic. As the detail plans for
the various phases are brought in, their staff will continue
to work with the Academy to address the traffic issue.
In response to questions from Chairman Lichty, Mr. Turner
stated the school is responsible for improvements to roads
only adjacent to their property, and the closest improved
segment of road to their property is Chenal Parkway at the
present time.
Arch McIntosh and Don Swanson gave a presentation of the
proposal and Master Plan for the development of this new
school campus. They described how and why they came to the
current location and layout and the details of that plan.
Mr. McIntosh stated that the school would be paying 100% of
the cost of infrastructure improvements and making road
improvements along Denny Road. They hope to begin
construction in early 1999 if approved, and open Phase I in
the fall of 2000.
Ms. Ruth Bell from the League of Women Voters, and Kathy
Wells representing the Downtown Neighborhood Association and
the Coalition of Little Rock Neighborhoods, spoke in
opposition. They both felt that the C.U.P. and annexation
should be discussed together. Ms. Wells emphasized several
questions that would be issues related to the annexation
more so than the C.U.P., such as impact to the sewer and
water systems, federal funding issues related to annexation,
police and fire protection.
Mr. and Mrs. Simmons, property owners adjacent on the
southeast corner to the Academy's property also presented
several concerns regarding impacts this development would
have on them. In particular their concerns were: location
of the ball fields and the related noise and lighting
overflow of the traffic generated by activities there;
impact to an access road to their property; existing
drainage problems being increased by the development.
Chris Barrier, the attorney for Pulaski Academy, stated that
the access road would have to be maintained and be included
in the plan when they get to that part of the project. He
also agreed that drainage issues would also be dealt with as
part of the plan. Staff agreed that these would be part of
the conditions of the C.U.P. and are also looked at in
review for building permits.
Several commissioners engaged in a lengthy discussion
regarding procedural issues, land use, comments about ties
to the annexation question, depth of the Commission's review
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August 6, 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
of a C.U.P. application, and the idea of deferring this item
to consider it with the annexation question.
In response to a question from Commissioner Berry, Mr.
McIntosh stated that the Pulaski Academy Board of Directors
would have to decide if they would pursue this development
if the annexation was disapproved.
Mr. Lawson made the point that it is possible, and has
occurred in other instances even along Denny Road, (i.e.
Wildwood Performing Arts Center), that water, sewage and
fire protection can be provided without annexation. That is
a Board action and decision they will make. The
Commission's decisions should be addressing the use, site
plan, traffic and neighborhood impact. The Commission would
make a statement through their decision on the C.U.P. about
their view on these issues.
Tim Daters responded to commissioner's questions regarding
water, sewage and site information. He stated that this
property is included in an existing water district fed by
12" and 16" mains, which is part of the Little Rock
Municipal Water System. So water is already available and
the supply system in place and paid for according to Mr.
Daters. This property is also in what is known as the Rock
Creek Drainage Basin Wastewater System. Therefore, other
than attachment fees and charges for the Academy, there
would be no large system expansion required. Mr. Daters
stated, therefore, the Academy's needs can be met with the
systems that are in place.
Commissioner Earnest stated that he sees the Commission's
role in the case of this application is to look at a public
policy issue of whether the public's interest is being
served by this expansion and annexation in an area not yet
developed. For that reason annexation and the C.U.P. should
be considered together.
A motion was made to approve the application as applied for.
Chairman Lichty then asked the applicant if they would like
to ask for a deferral. The applicant said no they would
not.
Discussion ensued regarding the motion.
A second motion was made to table the discussion and the
motion on the floor until the August 6 hearing. The second
motion for tabling passed by a vote of 9 ayes and 2 ayes.
Mr. Lawson then asked Chairman Lichty to provide staff with
a list by July 27 of any additional information or questions
they want addressed for the August 6 meeting.
Rl
August -6, 1998
ITEM NO.: D (Cont.)
PLANNING COMMISSION ACTION:
FILE NO.: Z-6520
(AUGUST 6, 1998)
Arch McIntosh, "Head of Schools" for Pulaski Academy; Judge
Wendell Griffen, member of the Academy's Board of Directors;
Fred Perkins, architect for Pulaski Academy; -Greg Simmons
from Peters and Associate.Engin.eers; and Chris Barrier,
attorney for the Academy, were all present_ representing the
application. There were three persons present who were
opposed to the proposal.
Staff briefly presented the item, gave a recommendation for
approval, and gave the status of the item regarding action
taken by the Commission at its July 23, 1998 meeting.
Judge Wendell Griffen spoke for the Academy and briefly
covered the background for why the Academy chose the Denny
Road site to move to from the current site on Hinson Road.
He then touched upon the Master Plan for the new site and
the relation to having to vacate temporary buildings on the
current site by August 2000. He emphasized that traffic
safety and building density were the two primary reasons for
moving from Hinson Road. Next Judge Griffen addressed in
detail several issues that had been brought up by those in
opposition to the proposal. He re-emphasized that Pulaski
Academy would pay all costs for on-site infrastructure
construction and utility connection, pay the cost of
widening Denny Road adjacent to their site, and pay 75% of
cost for a traffic light at Kanis and Denny intersection
when warranted. Judge Griffen continued by saying the
Academy has no intention to seek the City or any one else to
subsidize the development of this site. He also quoted the
City Police and Fire Department statements that this
development will have no appreciable prospect for increased
police or fire department costs.
Fred Perkins explained the revised site plan for phase 1
covering in particular how the buildings, parking and drives
are all layed out to fit the topography of the land. He
also explained the cross-section view showing how much
ground excavation will be needed.
In response to Commissioner,Hawn's question regarding
impacts on the adjacent resident to the southeast, Chris
B4rrier, Attorney for Pulaski Academy, and staff responded
that access to the property must be maintained, and that
ordinance provisions would not allow this development to
result in flooding runoff onto that adjacent property.
In response to a question from Commissioner Nunnley, staff
responding that there are no problems with the new on site
Loop Road being located in the right-of-way for the overhead
powerline.
August 6,. 1998
ITEM NO.: D (Cont.) FILE NO.: Z-6520
In response to Commissioner Muse's questions regarding
traffic flow on-site and along Denny Road, a lengthy
discussion took place about the direction of traffic flow on
the Loop Road and the ability of Denny Road to handle the
future volume. Staff recommended that traffic flow through
the site be in only one direction along the Loop Road and
that its design will provide adequate traffic handling.
Staff stated that Denny Road will handle its anticipated
traffic flow and that the turning lanes that would be
constructed by the Academy along Denny Road would adequately
deal with the potential problems created by turning into the
Academy's site.
A motion was made to approve the application as submitted to
include staff comments and the recommendation that the on-
site Loop Road have one way traffic. The motion was
approved by a vote of 9 ayes, 1 noe and 1 absent.
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