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HomeMy WebLinkAboutZ-6520-A Staff AnalysisJuly -26, 2001 ITEM NO.: 7 FILE NO.: Z -6520-A NAME: Pulaski Academy - Revised Conditional Use Permit LOCATION: 19,000 Block of Denny Road nFvELOPER: ARCHITECT: Pulaski Academy 12701 Hinson Road Little Rock, AR 72212 AREA: Approximately 59.86 acres FT. NEW STREET: 0 Roark Perkins Perry Yelvington 7113 West 2nd Street Little Rock, AR 72201 NUMBER OF LOTS: 1 ZONING: R-2 ALLOWED USES: School or Single Family Residential PROPOSED USE: School - Revised Plan VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: On August 6, 1998, the Planning Commission approved a conditional use permit for Pulaski Academy at the 19,000 block of Denny Road. The approval allowed the phased construction of a multigrade school complex on R-2 zoned land. The approval included a master development plan for the property, with Phase I being construction of the early childhood development building and the drives and parking associated with that building. Future phases were to be submitted to staff for administrative approval as long as compliance with the approved Master Plan was achieved. A. PROPOSAL/REQUEST: The applicant, Pulaski Academy, requests a revised conditional use permit for the previously approved school master plan at the 19,000 block of Denny Road. The school July 26, 2001 ITEM NO.: 7 (Cont. FILE NO.: Z -6520-A was unable to obtain approximately two (2) acres of property along Denny Road, therefore, this property has been removed from the Master Plan. The school has obtained an additional 15 acres along the west property line, which has been incorporated into the revised Master Plan. As noted earlier, the previously approved Phase I was to be the early childhood center building and associated drives and parking. The applicant has revised the phasing plan to make phases 1 and 2 development of the athletic fields and athletic field facilities. The following is the proposed phasing plan for the overall school development (10 to 20 year development plan): Phase 1A Athletic Field Development (no spectators) - East End of Site Phase 1B Track and Practice Field - West End of Site Phase 2 Parking Development for Spectator Use of Fields and Athletic Field Facilities Development Phase 3 Early Childhood Center (3 to 5 years in future) & Loop Road Connection to Denny Phase 4 Lower School Facility Phase 5 Maintenance Facility Phase 6 Commons Phase 7 Middle School Facility Phase 8 Upper School Facility Phase 9 Gymnasium ■ Other identified facilities may be developed along with phases 3 thru 9. A Some phases (3 thru 9) may be combined. • Required parking will be constructed with each facility or development. The following represent the proposed changes to the previously approved Master Plan: 1. The early childhood center and parking between the school buildings and Denny Road have been shifted further back from the street. (Because of the loss of the two acres of property along Denny Road.) 2. Soccer field with track, outdoor education area with pavilion and a portion of the early childhood center and loop road are located within the added 15 acres. 3. An indoor practice facility has been added at the south end of the football field. 4. The tennis courts and baseball/softball fields have been shifted further back from Denny Road. 2 July 26, 2001 ITEM NO.: 7 (Cont. FILE NO.: Z -6520-A 5. A gazebo structure has been added to the tennis court area. 6. One (1) access drive from Denny Road has been eliminated. 7. The overall number of parking spaces has increased from 534 to 588 spaces. A copy of the previously approved Master Plan and proposed Revised Master Plan are attached for Planning Commission review. As with the previously approved Master Plan, the street improvements to Denny Road will be constructed with the individual development of each phase. B. EXISTING CONDITIONS: 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. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the surrounding property owners. There was no established neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Denny Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 3. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 4. Stormwater detention ordinance applies to this property. 5. Easements for proposed stormwater detention facilities are required. 6. Coordinate internal traffic circulation with traffic engineer. Show phasing plan. 7. Provide left turn lane on Denny Road. 8. Increase length of taper (for right turn lane and merge lane) as per MUTCD. 3 July'26, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z -6520-A E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F. Wastewater: Sewer not available to site at this time. See attached original memo concerning sewer service to site. Entergy: Utility easements have been requested along all property lines ranging from 10 to 15 feet in width. Contact utility for details. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: Contact Central Arkansas Water regarding construction of the parking area and drive over the existing raw water right-of-way. Fire Department: Fire hydrants will be required. Check with Fire Department on turning radius. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. Landscape Issues: A portion of the southern cut and fill area for the proposed soccer field does not allow for the minimum land use buffer width at any given point of nine feet. The full land use buffer width average required along the southern and western site perimeters is 50 feet. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward or dense evergreen plantings, is required along the southern and western site perimeters. An irrigation system to water landscaped areas will be required. Prior to a building permit being issued, an approved landscape plan with the stamp of the seal of a Registered Landscape Architect will be required. 4 July 26, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z -6520-A The City Beautiful Commission recommends preserving as many trees as feasible on this tree -covered site. Extra credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of 6 inch caliper and larger. G. SUBDIVISION COMMITTEE COMMENT: (JULY 5, 2001) Fred Perkins, Tim Daters, Chris Barrier and Ken McIntyre were present, representing the application. Staff briefly described the revised Master Plan noting that some additional information was needed. In response to a question from staff, the proposed phases of construction were discussed. The required street improvements with phases 1 and 2 were discussed. Public Works noted that a left turn lane and tapers on Denny Road would be required for the easternmost drive with Phase 1 development. The additional Public Works requirements were also discussed. Street improvements and traffic issues were discussed at length. The landscape issues were also discussed. Bob Brown, of the Planning Staff, noted that the south buffer at the proposed soccer field needed to be increased to a minimum of nine (9) feet. The applicants indicated that the plan would be revised accordingly. After the discussion, the Committee forwarded the application to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised Master Plan drawing to staff on July 11, 2001. The revised plan addresses the issues as raised by staff during the review of the application and discussed by the Subdivision Committee. The applicant submitted a phasing plan for the development (as outlined in paragraph A.), information on number of pre- school employees, total number of classrooms (67 plus other miscellaneous rooms -labs, art, dance, choral, etc.), fencing information, dumpster locations and ground -mounted sign locations. 5 July 26, 2001 ITEM NO.: 7 (Cont.) FILE NO.: Z -6520-A Public Works has reviewed the revised plan and notes only one outstanding issue. Public Works has concern regarding the intersection of the two (2) interior drives near the northwest corner of the property. Public Works would like this intersection redesigned with a larger radius for the ring road and a different intersection angle for the two (2) drives. Staff will attempt to resolve this issue prior to the public hearing. As noted in paragraph A., the overall number of parking spaces has increased from 534 to 588 spaces. The minimum parking requirement for a school of this size is 261 spaces plus stacking space for buses and student drop-off/pick-up. Staff supports the parking plan as proposed. As approved with the previous Master Plan, the street improvements to Denny Road will be constructed in phases, with the individual phase development of the school site. The applicant must meet with Public Works to determine the improvements required when each phase is developed. Otherwise, to staff's knowledge, there are no outstanding issues associated with the revised conditional use permit application. The revisions to the previously approved Master Plan are reasonable in staff's opinion and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised conditional use permit subject to the following conditions: 1. All of the conditions of approval associated with the previously approved Master Plan shall remain in effect. 2. Compliance with the requirements as noted in paragraphs D, E and F of this report. 3. All site lighting must be directed away from adjacent residential zoned property. 4. All signage must comply with the ordinance standards for office zoned property. 5. All dumpster areas must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. July '26, 2001 ITEM NO.: 7 (Cont. PLANNING COMMISSION ACTION: FILE NO.: Z -6520-A (JULY 26, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. Staff noted that all Public Works issues had been resolved. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 7