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HomeMy WebLinkAboutZ-7626 Staff AnalysisMay 6, 2004 ITEM NO.: 17 FILE NO.: Z - NAME: Joe T. Robinson School — Conditional Use Permit LOCATION: 21,501 Cantrell Road OWNER/APPLICANT: Pulaski County Special School District/ White-Daters and Associates PROPOSAL: A conditional use permit is requested to allow for the addition of a gymnasium, softball field, baseball field and parking to this existing, R-2 zoned, 68± acre school site. SITE LOCATION: The property is located on the south side of Cantrell Road, 1,000± feet west of Highway 300. The site is not within the city limits but is in the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has been at this location for many years and the community is beginning to build up around it. There currently are no homes directly adjacent to the area where the ballfields are. proposed. A preliminary plat has been approved south of the school site and eventually single family homes will be built in this area. The proposed uses are to replace ballfields and a gymnasium which exists just east of the site so the concept of having such uses in the neighborhood is nothing new. Attention must be given to proper screening and buffering of the ballfields from the developing residential neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the DuQuesne Place and Pinnacle Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The school site is accessed via three driveways off of Cantrell Road. A new, 80 space parking lot is proposed to be constructed on the north edge of the campus, near the new gymnasium. A 10 space parking lot is proposed near the new baseball field. The new parking lots will take access off of the existing driveways. No expansion of the classroom portion of the school is proposed, so no increase in on-site parking is required. The existing and proposed new parking should be adequate to serve the proposed uses. May 6, 2004 ITEM NO.: 17 (Cont.) FILE NO.: Z-7626 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings are required along the southern perimeter of the site. Credit toward fulfilling this requirement can be given for proper preservation of existing vegetation that provides year -around screening. An automatic irrigation system is required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of 6 -inch caliper or larger. Trees to be preserved must be protected to their dripline with protective fencing. 5. PUBLIC WORKS COMMENTS: 1. This site is outside of the corporate boundary, but within the extraterritorial jurisdiction of the City. The proposal is to build new replacement ball fields and parking. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Provide grading and drainage plans for the proposed construction. Contours, slope and terrace treatment should conform to the general requirements of the land alteration ordinance. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comment. Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. 2 May 6, 2004 ITEM NO.: 17 (Cont.) FILE NO.: Z-7626 Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. 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). Fire Department: Provide letter of approval from Fire Department which provides service to this site. (LRFD approved as submitted.) County Plannin-g: No Comments received. CATA: The site is located along a CATA express route. SUBDIVISION COMMITTEE COMMENT (APRIL 15, 2004) Tim Daters was present representing the application. Staff presented the item and noted additional information was needed regarding building height and design, signage, fencing, phasing, site lighting (including the ballfields) and days and hours of use. Staff asked if the ballfields and gymnasium would be used by parties other than the school. Staff noted the site was not located in a subdivision and did not have a bill of assurance. Public Works Comments were noted. Landscape Comments were discussed. Staff asked specifically about the buffer on the south side of the proposed baseball field. Staff commented that it appeared grading of the site would come close to the south property line. Mr. Daters responded that he would show the limits of grading and the remaining undisturbed area on a revised site plan. Utility and Fire Department Comments were noted. The applicant was advised to respond to staff comments by April 21, 2004. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned, 68t acre tract located at 21,501 Cantrell Road is occupied by the Joe T. Robinson Junior High and High School campus of the Pulaski County 41 May, 6, 2004 ITEM NO.: 17 (Cont. FILE NO.: Z-7626 Special School District. The site contains school buildings, athletic fields and parking lots. The site is located outside of the Little Rock city limits but within the City's extraterritorial jurisdiction. The District is requesting approval of a conditional use permit to allow for the phased construction of a baseball field, a softball field, a gymnasium and additional parking. Phase I consists of a baseball field, 10 parking spaces and a maintenance access drive. Phase II consists of a softball field. Phase III, 2 to 5 years, consists of a gymnasium and an 80 -space parking lot. The ballfields and gymnasium are to replace facilities currently located on a Deltic Timber owned site adjacent to the east. The ballfields will be fenced and lighted and will include spectator seating areas. The lighting will be directed onto the fields. The Phase III gymnasium has not yet been designed by an architect so specifics about the building materials are not available. The height of the building will be what is typical for a gymnasium, 45t feet. The gymnasium and Phase III parking have been placed to conform to Hwy. 10 Overlay Standards for setback and buffer. The ballfields and gymnasium could conceivably be used seven days a week from 8:00 a.m. to 10:00 p.m. The facilities will be made available for use by groups other than the Joe T. Robinson School students. Staff is supportive of the requested conditional use permit. On April 21, 2004, the applicant submitted a revised site plan, grading plan and responses to staff issues raised at Subdivision Committee. Those responses are reflected in the analysis above. Although the property adjacent to the south is currently undeveloped, a preliminary plat has been approved for development of that area as a single family residential subdivision. Staff was concerned about the relationship of the baseball field to the south property line. The grading plan and site plan show the limit of clearing to come no closer than 30 feet from the south property line; leaving an undisturbed, wooded buffer on the south perimeter. The ball field itself is 100 feet from the property line. Staff believes the proposed ballfields and gymnasium and parking lot will not affect the school's continued compatibility with the neighborhood. The property is unplatted and not covered by a bill of assurance. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 4 May 6, 2004 ITEM NO.: 17 (Cont.) FILE NO.: Z-7625 2. All site lighting, including ball field lights, are to be directed into the site and shielded downward as much as possible. 3. All loud speakers are to be directed downward and into the ballfields and should be shielded in a manner to reduce the amount of the sound beyond the ballfields. 4. Written approval must be received from the fire department with jurisdiction in this area prior to issuance of a building permit. PLANNING COMMISSION ACTION: (MAY 6, 2004) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 5 May 6, 2004 ITEM NO.: 17 FILE NO.: Z - NAME: Joe T. Robinson School — Conditional Use Permit LOCATION: 21,501 Cantrell Road OWNER/APPLICANT: Pulaski County Special School District/ White-Daters and Associates PROPOSAL: A conditional use permit is requested to allow for the addition of a gymnasium, softball field, baseball field and parking to this existing, R-2 zoned, 68± acre school site. SITE LOCATION: The property is located on the south side of Cantrell Road, 1,000± feet west of Highway 300. The site is not within the city limits but is in the City's extraterritorial jurisdiction. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has been at this location for many years and the community is beginning to build up around it. There currently are no homes directly adjacent to the area where the ballfields are proposed. A preliminary plat has been approved south of the school site and eventually single family homes will be built in this area. The proposed uses are to replace ballfields and a gymnasium which exists just east of the site so the concept of having such uses in the neighborhood is nothing new. Attention must be given to proper screening and buffering of the ballfields from the developing residential neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the DuQuesne Place and Pinnacle Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The school site is accessed via three driveways off of Cantrell Road. A new, 80 space parking lot is proposed to be constructed on the north edge of the campus, near the new gymnasium. A 10 space parking lot is proposed near the new baseball field. The new parking lots will take access off of the existing driveways. No expansion of the classroom portion of the school is proposed, so no increase in on-site parking is required. The existing and proposed new parking should be adequate to serve the proposed uses. May 6, 2004 ITEM NO.: 17 [Cont.] FILE NO.: Z- 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall or dense evergreen plantings are required along the southern perimeter of the site. Credit toward fulfilling this requirement can be given for proper preservation of existing vegetation that provides year -around screening. An automatic irrigation system is required. Prior to a building permit being issued, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. The City Beautiful Commission recommends preserving as many trees as feasible. Extra credit toward fulfilling Landscape Ordinance requirements can be given when properly preserving trees of 6 -inch caliper or larger. Trees to be preserved must be protected to their dripline with protective fencing. 5. PUBLIC WORKS COMMENTS: 1. This site is outside of the corporate boundary, but within the extraterritorial jurisdiction of the City. The proposal is to build new replacement ball fields and parking. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Provide grading and drainage plans for the proposed construction. Contours, slope and terrace treatment should conform to the general requirements of the land alteration ordinance. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Outside service boundary, no comment. Entergy: No Comments received. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. 2 May 6, 2004 ITEM NO.: 17 Cont. FILE NO.: Z-7626 Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the connection(s) will apply to this project in addition to normal charges. 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). Fire Department: Provide letter of approval from Fire Department which provides service to this site. (LRFD approved as submitted.) County Plannina: No Comments received. CATA: The site is located along a CATA express route. SUBDIVISION COMMITTEE COMMENT: (APRIL 15, 2004) Tim Daters was present representing the application. Staff presented the item and noted additional information was needed regarding building height and design, signage, fencing, phasing, site lighting (including the ballfields) and days and hours of use. Staff asked if the balifields and gymnasium would be used by parties other than the school. Staff noted the site was not located in a subdivision and did not have a bill of assurance. Public Works Comments were noted. Landscape Comments were discussed. Staff asked specifically about the buffer on the south side of the proposed baseball field. Staff commented that it appeared grading of the site would come close to the south property line. Mr. Daters responded that he would show the limits of grading and the remaining undisturbed area on a revised site plan. Utility and Fire Department Comments were noted. The applicant was advised to respond to staff comments by April 21, 2004. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned, 68± acre tract located at 21,501 Cantrell Road is occupied by the Joe T. Robinson Junior High and High School campus of the Pulaski County 3 May 6, 2004 ITEM NO.: 17 (Cont.) FILE NO.: Z-7626 Special School District. The site contains school buildings, athletic fields and parking lots. The site is located outside of the Little Rock city limits but within the City's extraterritorial jurisdiction. The District is requesting approval of a conditional use permit to allow for the phased construction of a baseball field, a softball field, a gymnasium and additional parking. Phase I consists of a baseball field, 10 parking spaces and a maintenance access drive. Phase II consists of a softball field. Phase III, 2 to 5 years, consists of a gymnasium and an 80 -space parking lot. The ballfields and gymnasium are to replace facilities currently located on a Deltic Timber owned site adjacent to the east. The ballfields will be fenced and lighted and will include spectator seating areas. The lighting will be directed onto the fields. The Phase III gymnasium has not yet been designed by an architect so specifics about the building materials are not available. The height of the building will be what is typical for a gymnasium, 45± feet. The gymnasium and Phase III parking have been placed to conform to Hwy. 10 Overlay Standards for setback and buffer. The ballfields and gymnasium could conceivably be used seven days a week from 8:00 a.m. to 10:00 p.m. The facilities will be made available for use by groups other than the Joe T. Robinson School students. Staff is supportive of the requested conditional use permit. On April 21, 2004, the applicant submitted a revised site plan, grading plan and responses to staff issues raised at Subdivision Committee. Those responses are reflected in the analysis above. Although the property adjacent to the south is currently undeveloped, a preliminary plat has been approved for development of that area as a single family residential subdivision. Staff was concerned about the relationship of the baseball field to the south property line. The grading plan and site plan show the limit of clearing to come no closer than 30 feet from the south property line; leaving an undisturbed, wooded buffer on the south perimeter. The ball field itself is 100 feet from the property line. Staff believes the proposed ballfields and gymnasium and parking lot will not affect the school's continued compatibility with the neighborhood. The property is unplatted and not covered by a bill of assurance. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the staff report. El May 6, 2004 ITEM NO.: 17 (Cont.) FILE NO.: Z-7626 2. All site lighting, including ball field lights, are to be directed into the site and shielded downward as much as possible. 3. All loud speakers are to be directed downward and into the ballfields and should be shielded in a manner to reduce the amount of the sound beyond the ballfields. 4. Written approval must be received from the fire department with jurisdiction in this area prior to issuance of a building permit. PLANNING COMMISSION ACTION: (MAY 6, 2004) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 5