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HomeMy WebLinkAboutZ-7851-A Staff AnalysisDecember 1, 2005 ITEM NO.: 6 FILE NO_: Z -7851-A NAME: Chenal Elementary School — Conditional Use Permit LOCATION: South side of Denny Road, west of Wildwood OWNER/APPLICANT: Pulaski County Special School District/ Crafton Tull and Associates PROPOSAL: A conditional use permit is requested to allow for construction of a new elementary school on this undeveloped, R-2 zoned tract. SITE LOCATION: The site is located on the south side of Denny Road, west of Wildwood. 2. COMPATIBILITY WITH NEIGHBORHOOD: The site is located at the western edge of the city limits, in an area that is still fairly rural in nature. East of the site, three additional institutional type uses have been approved; Wildwood Center for Performing Arts, Westside YMCA and Pulaski Academy School. Wildwood and a portion of the Pulaski Academy site are developed. Large areas of wooded, undeveloped tracts extend to the north, west and south. A scattering of single family residences is located along Denny Road. The Chenal residential development is located north of the site. The proposed use appears to be compatible with uses and zoning in the area. All owners of property located within 200 feet of the site, all residents within 300 feet of the site who could be identified were notified of this request. There is no neighborhood association in the area. 3. ON SITE DRIVES AND PARKING: The school is proposed to have 28 classrooms and 70 employees; requiring 98 on-site parking spaces. The plan separates bus traffic from other vehicular traffic to eliminate traffic conflicts and to provide maximum stacking space. 98 parking spaces are provided, separate from the stacking spaces. 4. SCREENING AND BUFFERS: Compliance with the City's Landscape and Buffer Ordinances is required. December 1, 2005 ITEM NO.: 6 Cont. FILE NO.: Z -7851-A Areas set side for buffers and landscaping meet with ordinance requirements. Unless otherwise provided for, a 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required to help screen this development from the residential zoned properties to the south, east and west. Credit toward fulfilling this requirement can be given for existing trees and vegetation that satisfy this year around requirement. An irrigation system to water landscaped areas will be 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 on this tree -covered site. Extra credit toward fulfilling landscape ordinance requirements can be given when properly preserving trees of six inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 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. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. For this level of peak hour traffic, right and left turn lanes must be provided. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 4. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. Storm water detention ordinance applies to this property. Locations for stormwater detention facilities are indicated on the plan. K December 1, 2005 ITEM NO.: 6 Cont. FILE NO.: Z -7851-A 6. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. Contact Traffic Engineering at (501) 379-1813 (Steve Philpott) for more information regarding street light requirements. 7. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 8. The adjacent driveways for the bus entrance and vehicle exit create a potential traffic hazard. Possible solutions are to relocate the bus entrance to the east, or design as a single driveway. Contact Bill Henry, Traffic Engineering, at (501) 379-1816. 6. UTILITY, FIRE DEPT. AND CATA COMME Wastewater: LRWW has approved this request to connect to the Utility's System. The connection will require a pump station and force main to be able to tie to the Utility's System. The pump station will be a private station owned and operated by the School District. When design on this project is complete, submit two copies to the Utility for approval. Entergy: Approved as submitted. CenterPoint Energy: No Comment received. Southwestern Bell: No Comment received. 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 meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. 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: Place fire hydrants per code. County Planning: No Comment received. CATA: The site is located outside of the CATA service area. 3 December 1, 2005 ITEM NO.. 6 Cont. FILE NO.: Z -7851-A SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 3, 2005) The applicant was not present. Staff informed the Committee that the project was the same as had been reviewed by the Committee on May 19, 2005. Staff stated the applicant had submitted all required information since that date. Staff informed the Committee that the Little Rock Wastewater Utility had agreed to allow the proposed school to tie onto the Utility's System. There was no further discussion. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The Pulaski County Special School District is requesting approval of a conditional use permit to allow for construction of a new elementary school on this vacant; R-2 zoned, 14t acre tract located on the south side of Denny Road, west of Wildwood. This item was previously on the Commission's agenda but was pulled by the applicant to resolve Wastewater issues. Those issues have been resolved. The Little Rock Wastewater Utility has approved the District's request to connect the school to the Utility's System. The site is located within the Little Rock city limits. The site's west and south perimeters are located at the western edge of the city limits. The proposed school is comprised of two buildings totaling approximately 78,000 square feet. The buildings will be 35 feet high at the tallest point and will be steel frame construction with an earth tone EIFS finish. The buildings will be connected by a canopy covered walkway. The two-story classroom building will contain 28 classrooms and support uses. The activities building will contain a gymnasium and cafetorium. Roof systems will be single slope with insulation on metal deck. The majority of mechanical heating and cooling units will be located on the roof with parapets hiding the equipment. A significant portion of the site will remain wooded and undisturbed. There will be no designated outside playground area. Activities will occur within the building. The bus loading/unloading area has been separated from the parking lot to provide maximum stacking space and to avoid traffic conflicts. Undisturbed wooded areas will be retained at the front of the site to provide screening of the vehicular use areas. Students from the 4th and 5th grades will attend the facility. Once at capacity, the student body will include approximately 400 students from the 4th grade and 400 students from the 5th grade. Staffing will consist of 40 certified staff members and 30 support and volunteer staff members. E December 1, 2005 ITEM NO.: 6 FILE NO.: Z -7851-A Signage has not been determined. Staff would recommend that signage be limited to that allowed in office and institutional zones; wall sign on the building and a single ground -mounted sign not to exceed 6 feet in height and 64 square feet in area. Site lighting will be shielded downward and into the site. Signage and site lighting will also comply with the guidelines for Chenal Valley properties. The dumpster will be located on the west side of the activities building and will be screened to comply with code. There is no bill of assurance for this unplatted acreage tract. The applicant is requesting a deferral of half -street improvements and sidewalk construction until such time as neighboring properties construct improvements. Staff does not support this request. Staff does support constructing the road to rural standard. This would require construction of one new lane with shoulder and open ditch so that a left turn lane could be striped in. Curb and gutter would not be required as a rural standard road. Staff also believes sidewalks should be constructed. There is a sidewalk that is very nearly adjacent to the school site now. The new street going from Denny Road north to Chenal Valley Drive has a sidewalk, providing walking access to the new residential neighborhood. Considering there is sidewalk nearby and the City is spending over 1 million dollars on school area sidewalks, staff cannot support a sidewalk deferral. Other than the street and sidewalk concerns, staff is not aware of any outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the Agenda Staff report. 2. Prior to construction, the applicant must coordinate with staff so that the areas to be left undisturbed are marked and protected throughout construction. 3. Site lighting is to be shielded downward and into the site. 4. Signage is to comply with that signage permitted in office and institutional zones. Staff recommends denial of the applicant's request to defer sidewalks and half street improvement. Staff recommends that sidewalk be installed and that half street improvements to rural standards as described in the staff analysis be constructed in conjunction with the construction of the school. 5 December 1, 2005 ITEM NO.: 6 Cont. FILE NO.: Z -7851-A PLANNING COMMISSION ACTION: (DECEMBER 1, 2005) 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. Staff informed the Commission that the applicant had agreed to sidewalk and half -street improvements in conjunction with construction of the school and a deferral was no longer requested. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. L