HomeMy WebLinkAboutZ-7812-B Staff AnalysisFILE NO.: Z -7812-B
NAME: The Islamic Center of Little Rock West Short -form PD -R
LOCATION: Located at 14900 Kanis Road
DEVELOPER:
Islamic Center of Little Rock - ICLR
3224 Anna Street
Little Rock, AR 72204
ENGINEER:
ETC Engineers
1510 South Broadway
Little Rock, AR 72202
AREA: 6.13 acres NUMBER OF LOTS: 1 FT, NEW STREET: 0 LF
WARD: 5 PLANNING DISTRICT: 18 — Ellis Mountain CENSUS TRACT: 42.18
CURRENT ZONING: PD -R - Expired
ALLOWED USES: Attached and detached single-family
PROPOSED ZONING: PD -R
PROPOSED USE: School and associated ancillary activities
VARIAN C EMAIVE RS: A variance from the City's Land Alteration Ordinance to allow
grading of the entire site with the development of the first phase.
BACKGROUND:
Ordinance No. 19,334 adopted by the Little Rock Board of Directors on June 21, 2005,
rezoned this site from R-2, Single-family to PD -R, Planned Development Residential, to
allow the development of a new residential subdivision containing an attached
single-family development and townhouse condominium units. The site plan included
14 residential lots and 25 townhouse condominiums. This development did not occur.
The PD -R zoning has expired.
FILE NO.: Z -7812-B (Cont.
Ordinance No. 20,869 adopted by the Little Rock Board of Directors on May 6, 2014,
allowed the development of 31 patio home style lots. The average lot size proposed was
5,645 square feet. The developer proposed 5 -foot front and side yard setbacks and a
10 -foot rear yard setback. The streets would be constructed to City standard in a 45 -foot
right of way. The streets were proposed as private streets. The development was not
proposed with gates but the developer did request the ability to gate the subdivision in
the future if the residents desired to place the gates. The development did not occur and
the PD -R, Planned Development Residential, zoning has expired.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
Islamic Center of Little Rock, ICLR, recently purchased the 6.13 -acres of property
located at 14900 Kanis Road to develop ICLR West Little Rock Campus. The
request is a rezoning the site from PD -R, Planned Development Residential,
Expired, to PD -R, Planned Development Residential to allow the development
of the site with a school and ancillary activities and to obtain approval of the
overall Master Plan for the proposed future development of the site.
Phase 1 (2017 — 2018) is proposed with clearing and rough grading of the entire
site excluding the buffer areas around the property and construction of an
assembly building (area for meetings, admin office, restrooms), sports fields, south
driveway entrance, parking lot (26 parking spaces), 275 linear feet of Kanis Road
improvements and detention pond.
Phase 2 (2018 — 2020) is proposed with construction of a school building and
500 linear feet of Kanis Road improvements. ICLR's plan is to first construct a
building to move the existing elementary school (110 students) located at
3224 Anna Street and expand it to a Middle School (additional 50 —100 students).
The building will have an option to expand to accommodate High School Classes
in the unforeseeable future. This phase will also build the 2nd driveway (north) and
40 additional parking spaces.
Phase 3 (2020 — 2025) remaining facilities as indicated on the Master Plan will be
developed which include a Mosque, Gymnasium, Banquet area, Indoor swimming
pool, Administration offices and 90 parking spaces.
The request includes a variance to allow the grading of the entire site with the
development of the first phase of the proposed project.
B. EXISTING CONDITIONS:
The site has a scattering of trees and slopes from north to south. Other uses in
the area include Baker Elementary School to the south, a gun shop, apartment
units and office uses. To the north of the site is the Parkway Place Subdivision a
single-family neighborhood. To the east of the site is property currently under
development for a single-family subdivision.
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FILE NO.: Z -7812-B Cont.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200 -feet of the site along with the Kanis Creek
Property Owners Association and the Parkway Place Property Owners Association
were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Kanis 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. With site development, provide the design of street conforming to the Master
Street Plan. Construct one-half street improvement to Kanis Road including
5 -foot sidewalks with the planned development. The new back of curb should
be located 29.5 -feet from centerline. An east bound left turn lane should be
striped. Additional paving beyond the side property lines maybe needed for
lane tapers and lane transitions.
3. All driveways shall be concrete aprons per City Ordinance.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction. Is a variance being requested
to advance grade future phases with construction of Phase 1?
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the developer and/or land owner.
7. Show driveway locations on the west side of Kanis Road.
8. Provide a letter prepared by a registered engineer certifying the intersection
sight distance at the intersection(s) comply with 2004 AASHTO Green
Book standards.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit
from the Arkansas Department of Environmental Quality prior to the start of
construction.
10. Street Improvement plans shall include signage and striping. Public Works
must approve completed plans prior to construction.
11. 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/certificate of occupancy. Contact Greg Simmons, Traffic
Engineering at 501.379.1813 or gsimmonsplittlerock.,qov for more
information.
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FILE NO.: Z -7812-B (Cont.
12. Hauling of fill material on or off site over municipal streets and roads requires
approval prior to a grading permit being issued. Contact Travis Herbner,
Public Works Traffic Engineering at 501. 379.1805 or therbner@littlerock.gov
for more information.
13. Submit a Traffic Study which contains a Traffic Control Plan for the proposed
project. Study should address trip generation and trip distribution for the
development and also should take into account existing and projected traffic
growth. The plan should consider the proposed number of students, grades,
number of faculty, school times and existing school traffic on Kanis Road.
14. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of
occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer main extension required with
easements if new sewer service is required for this project. Capacity fee analysis
required. Little Rock Water Reclamation Authority Review Committee approval is
required if pumping out of the basin.
Entergy: Entergy does not object to this proposal. An existing three phase, power
line exists on the west side of Kanis Road at this location, but does not appear to
be in conflict with the proposed plans. There are a couple of small single phase
lines which cross Kanis Road and extend into the property that will likely need to
be removed prior to development commencing. Contact Entergy in advance to
discuss future service requirements, new facilities locations and adjustments to
existing facilities (if any) as this project proceeds.
Centergoint Energy: No comment received.
AT & T: No comment received_
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
3. Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
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LE NO.- Z -7812-B
Department of Health Engineering Division and the Little Rock Fire Department
is required.
4. A Capital Investment Charge based on the size of meter connection(s) will
apply to this project in addition to normal charges. This fee will apply to all
connections including metered connections off the private fire system.
5. 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.
6. The facilities on-site will be private. When meters are planned off private lines,
private facilities shall be installed to Central Arkansas Water's materials and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of a Customer Owned
Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed by
the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Department:
1. Maintain Access:
2. Fire Hydrants, Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire
apparatus access roads shall not exceed 10 percent in grade except as
approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
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FILE NO.: Z -7812-B Cont.
5. Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings
or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved fire
apparatus access roads.
i. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of the
lot or area to be served, measured in a straight line between accesses.
6. 30' Tail Buildings -Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade
plane and the highest roof surface exceed 30', approved aerial fire
apparatus access roads shall be provided. For the purposes of this
section the highest roof surfaces shall be determined by measurement
to the eave of a pitched roof, the intersection of a roof to the exterior
wall, or the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity
of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and
a maximum of 30 feet from the building, and shall be positioned parallel
to one entire side of the building. The side of the building on which the
aerial fire apparatus access road is positioned shall be approved by the
fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the aerial
fire apparatus road and the building. Other obstructions shall be
permitted to be places with the approval of the fire code official.
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FILE NO.: Z -7812-B (Cont.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed
at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is not currently served by METRO, but is in our long
range plans. We suggest that the site plan connect the sidewalks from the street
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to the front of building for future transit service. METRO would expect to serve a
facility of this nature with para -transit serve for students, aged residents and those
with disabilities. Any canopies that overhang the drive aisle must be high enough
to serve passengers at the entrance to the building as required by ADA. Verify
heights with METRO paratransit vehicle documentation.
F. ISSUES/TECHNICAL/DESIGN:
Building Code: Project is subject to full commercial plan review and approval prior
to issuance of a building permit. For information on submittal requirements and the
review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; criche littlerock.gov or
Mark Alderfer at 501.371.4875; malderfer(ab-littlerock.gov.
Planninq Division: This request is located in Ellis Mountain Planning District. The
Land Use Plan shows Residential Low Density (RL). The Residential Low Density
category provides for single family homes at densities not to exceed six (6) units
per acre. Such residential development is typically characterized by conventional
single family homes, but may include patio or garden homes and cluster homes,
provided that the density remain less than six (6) units per acre. The applicant has
applied for a revised PDR (Planned Development Residential - Expired) to allow a
school as an acceptable use.
Master Street Plan: West of the property is Kanis Road and it is shown as a Minor
Arterial on the Master Street Plan. A Minor Arterial provides connections to and
through an urban area and their primary function is to provide short distance travel
within the urbanized area. Entrances and exits should be limited to minimize
negative effects of traffic and pedestrians on Kanis Road. This street may require
dedication of right-of-way and may require street improvements for entrances and
exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
Site plan must comply with the City's landscape and buffer ordinance requirements.
2. Screening requirements will need to be met for the vehicular use areas adjacent to
street right-of-ways. Provide screening shrubs with an average linear spacing of not
less at three (3) feet within the required landscape area. Provide trees with an
average linear spacing of not less than thirty (30) feet.
3. Street buffers will be required at six (6) percent of the average depth of the lot. The
minimum dimension shall be one-half (%Z) the full width requirement but in no case
less than nine (9) feet. The maximum dimension required shall be fifty (50) feet. The
average depth of the lot is approximately four hundred and ten (410) feet in depth.
A minimum twenty-five (25) foot buffer is required. Street buffer is deficient.
FILE NO.: Z -7812-B Cont.
4. A perimeter planting strip is required along any side of a vehicular use area that
abuts adjoining property or the right-of-way of any street. This strip shall be at least
nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for
every thirty (30) linear feet of perimeter planting strip. A portion of the perimeter
planting strip adjacent to Kanis Road is less than nine (9) feet.
5. A land use buffer six (6) percent of the average width / depth of the lot will be required
when an adjacent property has a dissimilar use of a more restrictive nature. The
properties to the north, south, and east are zoned R-2, Single-family. As a
component of all land use buffer requirements, opaque screening, whether a fence
or other device, a minimum of six (6) feet in height shall be required upon the
property line side of the buffer. A minimum of seventy (70) percent of the land use
buffer shall be undisturbed. Easements cannot count toward fulfilling this
requirement. The plantings, existing and purposed, shall be provided within the
landscape ordinance of the City, Section 15-81.
6. Eight percent (8%) of the vehicular use area must be designated for green space;
this green space needs to be evenly distributed throughout the parking area(s). For
developments with more than one hundred fifty (150) parking spaces the minimum
size of an interior landscape area shall be three hundred (300) square feet. Interior
islands must be a minimum of seven and one half (7 %2) feet in width. Trees shall be
included in the interior landscape areas at the rate of one (1) tree for every twelve
(12) parking spaces.
7. Building landscape areas shall be provided at the rate equivalent to planter strip
three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs
shall be planted in the building landscape areas for each forty (40) linear feet of
vehicular use area abutting the building.
8. An automatic irrigation system to water landscaped areas shall be required for
developments of one (1) acre or larger.
9. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
10. 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: (May 17, 2017)
The applicant was present representing the request. Staff presented an overview
of the item stating there were additional items necessary to complete the review
process. Staff requested the applicant provide the proposed phasing plan and the
phasing plan for the street improvements to Kanis Road. Staff also questioned the
student capacity of the school, the number of teachers and the days and hours the
school would operate.
Public Works comments were addressed. Staff requested the applicant provide a
traffic analysis for the proposed school. Staff also stated street improvements to
Kanis Road would be required with the new development. Staff stated the City's
Stormwater Detention Ordinance would apply to the development of the site. Staff
questioned if advanced grading of future phases was being requested.
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FILE NO.: Z -7812-B (Cont.
Landscaping comments were addressed. Staff stated a land use buffer was
required along the perimeters which abutted single-family. Staff stated interior
landscaping was required within the parking lot and a small amount of building
landscaping was also required.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. 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 technical
issues associated with the request. The applicant has provided the number of
students, the number of teachers and the professional staff. The applicant has
also indicated the proposed phasing plan for the school and the street
improvements to Kanis Road. The school will operate under the same schedule
as the Little Rock School District.
The request is a rezoning the site from PD -R, Planned Development Residential,
Expired, to PD -R, Planned Development Residential to allow the development of
the site with a school and ancillary activities and to obtain approval of the overall
Master Plan for the proposed future development of the site.
Phase 1 (2017 — 2018) is proposed with clearing and rough grading of the entire
site excluding the buffer areas around the property and construction of a
4,000 square foot assembly building (area for meetings, admin office, restrooms),
sports fields, south driveway entrance, parking lot (26 parking spaces), 275 linear
feet of Kanis Road improvements and detention pond.
Phase 2 (2018 — 2020) is proposed with construction of a school building and
500 linear feet of Kanis Road improvements, the remaining improvements required
for Kanis Road. ICLR's plan is to first construct a building to move the existing
Elementary School (110 students) located at 3224 Anna Street and expand it to a
Middle School (additional 50 — 100 students). The building will have an option to
expand to accommodate High School Classes in the unforeseeable future. This
phase will also build the 2nd driveway (north) and 44 additional parking spaces.
Phase 3 (2020 — 2025) remaining facilities as indicated on the Master Plan will be
developed which include a Mosque, Gymnasium, Banquet area, Indoor swimming
pool, Administration offices and 92 parking spaces. The maximum building height
proposed for all structures is 35 -feet.
The applicant indicates fourteen (14) classrooms to serve grades Pre -K to 12tH
There are 10 to 15 students proposed for each grade. Each grade will have two
(2) teachers. There will be five (5) administrative staff. Parking for Elementary
(grades 1 — 5) one (1) space per classroom plus one (1) space for ever teacher,
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FILE NO.: Z-7812
employee and administrator on the largest shift. Middle (Grades 6 – 8) one (1)
space per classroom plus one (1) space for each teacher, employee and
administrator on the largest shift. Parking for a High (grades 9-12), six (6) spaces
per classroom plus one (1) space for each teacher, employee and administrator
on the largest shift. Stacking space shall be adequate to accommodate private
vehicles and school buses for each classification.
Parking for this development would result in 21 parking spaces to serve the
elementary grades. The middle school grades would result in nine (9) parking
spaces. To serve the high school grades 28 parking spaces would typically be
required. 58 parking spaces to serve the grades would typically be required plus
five (5) additional spaces to serve the administrative staff (63 parking spaces). With
the Phase I and II development the applicant is proposing to construct
70 parking spaces.
The applicant has indicated fencing will be provided to provide screening and
within interior areas to fence the sports fields and playground areas. The fencing
will not exceed six (6) feet in height around the sites perimeters. The fencing on
the sports fields may exceed six (6) feet in height. The height of the sports field
fencing will be determined by the play activity taking place on the field.
The applicant has indicated signage will comply with City ordinance. The site is
being developed as a PD -R, Planned Development Residential, zoning request.
Staff recommends any future signs be a minimum of six (6) feet in height and
64 square feet in area, signage which is consistent with signage typically allowed
in office zones. Based on the street frontage the development would typically be
allowed multiple sign locations. Staff recommends the development be limited to
one (1) sign location.
The applicant has indicated the dumpster will be screened per typical ordinance
requirement. This would be a minimum of two (2) feet above the finished height
of the trash containment. The applicant also notes the hours of dumpster service
will be limited to 7 am to 6 pm Monday through Friday.
The applicant has provided staff with a
continuing to review the traffic analysis
Commission at the July 20th public hearing.
STAFF RECOMMENDATION:
Staff recommendation forthcoming.
PLANNING COMMISSION ACTION:
traffic analysis for the site. Staff is
and will provide an update to the
(JUNE 8, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated May 24, 2017,
requesting deferral of this item to the July 20, 2017, public hearing to allow additional time
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FILE NO.: Z -7812-B (Cont_
to prepare the traffic study requested by Public Works staff. There was no further
discussion. The item was placed on the consent agenda and approved as recommended
by staff by a vote of 11 ayes, 0 noes and 0 absent.
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was present. There was one (1) registered objector present. Staff
presented the item stating the applicant had submitted a traffic study and traffic control
plan to staff for review and approval. Staff presented a recommendation of approval of
the traffic study and the traffic control plan subject to compliance with the following
comments and conditions:
1. Vehicular traffic dropping off or picking up students and/or other guest traffic shall
not stop, wait, delay other vehicular movements, block driveways, and/or form
vehicular queues at any time on Kanis Road. The Islamic Center is responsible
to ensure that queuing is contained within the school property. If queuing routinely
occurs within the public right-of-way, the Islamic Center agrees to eliminate such
queuing by modifying the Traffic Control Plan to eliminate the queuing including
but not limited to the staggering of class times and/or the reduction in student
population as required to eliminate such queuing.
2. If it is found that the eastbound traffic on Kanis Road desiring to enter the Islamic
Center site and waiting in the left -turn lane on Kanis Road routinely exceeds the
turn bay length and blocks eastbound through traffic the Islamic Center agrees to
modify their traffic plan and reroute the school traffic to come westbound and make
right -turns into the center, rather than block the eastbound through traffic. If
problems persist for the free flow of eastbound through traffic the City reserves the
right to officially prohibit eastbound left -turns into the Islamic Center site during
peak hours.
3. Should problems occur that affect traffic on Kanis Road, the Islamic Center agrees
to hire, at no cost to the City of Little Rock, off-duty police officers, as required, to
execute the Traffic Control Plan at key, identified locations around the school and
adjacent to the school within the public right-of-way.
4. The Islamic Center agrees to have their Traffic Engineer present at the opening
day of school and subsequent days as necessary to monitor school traffic and
identify any traffic problems/issues or potential traffic problems/issues during times
of school pick-up or drop-off. When problems/issues are identified, corrective
measures must be taken to address those problems/issues.
5. Prior to modifying the Traffic Control Plan; increasing student enrollment beyond
200 students; varying school times; and/or the institution of any change not in
conformance with the Traffic Control Plan, the modifications and reasons for
modifications must be submitted in writing to the City of Little Rock Traffic
Engineering Department for review and approval.
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FILE NO.: Z -7812-B (Cont.
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 presented a recommendation of approval of the variance request from the
City's Land Alteration Ordinance to allow grading of future phase with the development
of the first phase.
Mr. Gary Welchman addressed the Commission in opposition of the request. He stated
his concerns were with the funding of the school. He stated he wanted to be a good
neighbor. He stated there was a community center and neighborhood park within the
Summit Ridge Subdivision. He stated he felt the development was a commercial
development and did not belong adjacent to the neighborhood.
Mr. Shawkat Ali addressed the Commission on behalf of the applicant. He stated his firm,
ETC Engineering and Architects, were the design professionals working on the site. He
stated he could answer the technical questions related to the site plan. He stated the
development would fully comply with the City's requirement for buffers and landscaping.
There was a lengthy discussion by the Commission with Mr. Ali, Mr. Ernie Peters of Peters
and Associates the Traffic Engineer and Public Works staff concerning the traffic access
and circulation plan and the potential for stacking of vehicles onto Kanis Road. Staff
stated they did not feel this would be an issue. Staff stated the applicant had agreed to
the conditions they generally places on school site related to their access and circulation
plan. Staff stated if at any time in the future traffic stacking on Kanis Road became an
issue they applicant would be required to modify their circulation plan.
The Commission questioned Baker School traffic and the impact this development would
have on the Baker School traffic. It was noted the existing school traffic caused stacking
onto Kanis Road. Staff stated based on the driveway alignment there would be few
conflicting left turn movements. Mr. Peters stated there were a few residential homes on
Baker Lane which would use Baker Lane to enter and leave their home but for the student
pick-up and drop-off Baker Lane was one-way. The Commission questioned if the
southern drive could be right -in and right -out only. Mr. Peters stated the drive would be
out -bound only and there was no need to design the driveway as a right -in right -out
driveway.
The Commission questioned the advanced grading request. Mr. Ali stated the site
contained approximately six (6) acres and would be reseeded as required by City
Ordinance. The Commission questioned if this section of Kanis experienced flooding.
Staff stated the area which routinely flooded was Cooper Orbit near the Kanis
intersection. Staff stated this section of Kanis did not routinely flood.
The Commission questioned the time frame for widening Kanis Road in this area. Staff
stated with this development the applicant would add a lane and one-half. Staff stated
the City project did not include this section of Kanis Road. Staff stated at this point this
area was not in the next cycle of funding either.
The Commission questioned the traffic counts in this area. Mr. Peters stated the
AM peak included 500 east bound cars and 383 west bound cars. He stated the PM peak
13
FILE NO.: Z -7812-B [Cont.
included 700 cars in both directions. Staff stated the daily traffic count for the intersection
of Kanis and Kirby was 1300 vehicles per day.
The Chair entertained a motion for approval of the item including all staff
recommendations and comments including the variance request from the City's Land
Alteration Ordinance. The motion carried by a vote of 8 ayes, 1 no and 2 absent.
14
ITEM NO.: 11,
NAME: the Islamic Center of Little Rock West Short -form PD -R
LOCATION: located at 14900 Kanis Road
Planning Staff Comments:
Z -7812-B
1. Provide notification of the property owners located within 200 -feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than May 24, 2017. The Office of Planning and Development
must receive the proof of notice no later than June 2, 2017.
2. Provide the proposed signage plan including building and ground signage. The plan
should include the location total height and total sign area for ground signage. The
location and square footage of any building signage.
3. Provide details of any proposed fencing, walls the purpose of these elements. Provide
the construction materials, total height and location.
4. All dumpsters located on the site must be properly screened. The dumpster is indicated
along the street side of the development. Provide a note on the site plan indicating the
proposed screening mechanism. Provide the dumpster service hours. Staff recommends
the hours be limited to 7 am to 6 pm Monday through Friday.
5. Provide a site lighting plan. All site lighting must be low-level and directional, aimed
downward and into the site.
6. Provide the maximum building height in the general notes section of the site plan.
7. The cover letter indicates the existing Juda Academy Elementary School (110 students) of
3224 Anna street will be relocated to this site and Juda Academy will expand it to a Middle
School (additional 50 — 100 students). Provide the number of classrooms proposed for
this site. Will this site ever be used as middle and high school in addition to elementary
school aged children? Provide the number of students per grade and the number of
administrators/teachers per grade.
8. Parking —
a. Nursery, kindergarten and day care centers, 1.0 spaces per administrator,
teacher and employee on the largest shift plus one space per facility vehicle
plus one space per 10 persons licensed capacity.
b. Elementary (grades 1 — 5) one space per classroom plus one space for ever
teacher, employee and administrator on the largest shift. Stacking space for
drop-off and pick-up shall be required on the site. Stacking space shall be
adequate to accommodate private vehicles and school buses.
c. Middle (Grades 1 — 8) one space per classroom plus one space for each
teacher, employee and administrator on the largest shift. Stacking space for
drop-off and pick-up shall be required on site. Stacking space shall be
adequate to accommodate private vehicles and school buses.
9. What hours will the school operate, 8:00 am to 5:00 pm, Monday through Friday? What
times, year round or the typical school year, will the school operate?
10. Will there be any after school activities offered for the students, basketball, quiz bowl,
science club, etc.? Will there be a media center? Will the media center utilize any
ITEM NO.: 11.
Z -7812-B
external devices such as satellite dishes, antennas or towers? Will the center just be for
radio broadcasting or will television production also take place?
11. Provide a maximum building height in total feet.
Variance/Waivers: Advanced grading
Public Works Conditions:
1. Kanis 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. With site development, provide the design of street conforming to the Master Street Plan.
Construct one-half street improvement to Kanis Road including 5 -foot sidewalks with the
planned development. The new back of curb should be located 29.5 -feet from centerline.
An east bound left turn lane should be striped. Additional paving beyond the side property
lines maybe needed for lane tapers and lane transitions.
3. All driveways shall be concrete aprons per City Ordinance.
4. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any
land clearing or grading activities at the site. Other than residential subdivisions, site
grading and drainage plans must be submitted and approved prior to the start of
construction. Is a variance being requested to advance grade future phases with
construction of Phase 1 ?
5. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e).
6. Stormwater detention ordinance applies to this property. Maintenance of the detention
pond and all private drainage improvements is the responsibility of the developer and/or
land owner.
7. Show driveway locations on the west side of Kanis Road.
8. Provide a letter prepared by a registered engineer certifying the intersection sight distance
at the intersection(s) comply with 2004 AASHTO Green Book standards.
9. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the
Arkansas Department of Environmental Quality prior to the start of construction.
10. Street Improvement plans shall include signage and striping. Public Works must approve
completed plans prior to construction.
11. 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/certificate of
occupancy. Contact Greg Simmons, Traffic Engineering at 501.379.1813 or
gsimmons@littlerock.gov for more information.
12. Hauling of fill material on or off site over municipal streets and roads requires approval
prior to a grading permit being issued. Contact Travis Herbner, Public Works Traffic
Engineering at 501. 379.1805 or therbnerCa7littlerock.gov for more information.
13. Submit a Traffic Study which contains a Traffic Control Plan for the proposed project.
Study should address trip generation and trip distribution for the development and also
should take into account existing and projected traffic growth. The plan should consider
the proposed number of students, grades, number of faculty, school times and existing
school traffic on Kanis Road.
14. Damage to public and private property due to hauling operations or operation of
construction related equipment from a nearby construction site shall be repaired by the
ITEM NO.: 11. Z -7812-B
responsible party prior to issuance of a certificate of occupancy.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer main extension required with easements if new sewer service
is required for this project. Capacity fee analysis required. Little Rock Wastewater Review
Committee approval is required if pumping out of the basin.
Entergy: Entergy does not object to this proposal. An existing three phase, power line exists
on the west side of Kanis Road at this location, but does not appear to be in conflict with the
proposed plans. There are a couple of small single phase lines which cross Kanis Road and
extend into the property that will likely need to be removed prior to development
commencing. Contact Entergy in advance to discuss future service requirements, new
facilities locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer's expense.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas
Water for review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division and the
Little Rock Fire Department is required.
4. A Capital Investment Charge based on the size of meter connection(s) will apply to this
project in addition to normal charges. This fee will apply to all connections including
metered connections off the private fire system.
5. 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.
6. The facilities on-site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water requires
that upon installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by Central
Arkansas Water. The test results must be sent to Central Arkansas Water's Cross
ITEM NO.: 11.
Z -7812-B
Connection Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
Fire Department:
1. Maintain Access:
2. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road,
the minimum road width shall be 26 feet, exclusive of shoulders.
3. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
4. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
5. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1.
a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building or
facilities exceeding 30 feet or three stories in height shall have at least two means
of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
i. Exception: Projects having a gross building area of up to 124,000 square
feet that have a single approved fire apparatus access road when all
building are equipped throughout with approved automatic sprinkler
systems.
c. D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in a
straight line between accesses.
6. 30' Tail Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane and
the highest roof surface exceed 30', approved aerial fire apparatus access roads
shall be provided. For the purposes of this section the highest roof surfaces shall
ITEM NO.: 11. Z -7812-B
be determined by measurement to the eave of a pitched roof, the intersection of a
roof to the exterior wall, or the top of the parapet walls, whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30
feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over the
aerial fire apparatus access road or between the aerial fire apparatus road and the
building. Other obstructions shall be permitted to be places with the approval of the
fire code official.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
8. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when a
key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
9. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water