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HomeMy WebLinkAboutZ-8363 Staff AnalysisJuly ,10, 2008 ITEM NO.: 9 NAME: LOCATION: OWNER/APPLICANT- FILE NO.: Z-8363 The Anthony School — Conditional Use Permit East side of Watt Street, between Ohio and Illinois Streets Panther Properties, LLC/ Sharon Morgan, Head of School PROPOSAL: A conditional use permit is requested to allow for development of this 4.3± acre, R-2 zoned tract as playing fields, walking trail and parking. 1. SITE LOCATION: The property is located on the east side of Watt Street, between Ohio and Illinois Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in what is primarily a single-family neighborhood, although other uses are in the general area. Single-family homes are located across Illinois Street to the south. Single-family homes, a PDR zoned condominium development and a church are located across Watt Street to the west. Single-family homes, the Anthony School campus and additional condominiums are located across Ohio Street to the north. A large area of vacant property, much of which is owned by the applicant is adjacent to the east. This property is to be developed much as a park and it is staffs opinion that the use is compatible with the neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Meriwether Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: Two parking lots are proposed. A 28-space parking lot will be built near the north perimeter of the site with access off of Ohio Street. A 19-space parking lot will be built near the south perimeter with access off of Watt Street. July ,10, 2008 ITEM NO.: 9 (Cont.) FILE NO.: Z-8363 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements, unless variances are approved. The proposed parking lots appear to be located within the required street(s) buffer area; revise. An automatic irrigation system to water newly landscaped areas will be required. Prior to the issuance of a building permit a landscape plan must be approved and must obtain the seal of a licensed Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 5. PUBLIC WORKS COMMENTS: 1. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Watt and Illinois Streets. 2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Watt Street and Ohio Street. 3. At time of development, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Illinois Street and Ohio Street placed at the property line. The sidewalk on Watt is located at the back of curb. The proposed plan shows differently. Is the sidewalk going to be moved? 4. At the time of development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. At the time of development, 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. 6. At the time of development, storm water detention ordinance applies to this property. The proposed location for storm water detention facilities is shown on the plan. 2 July,10, 2008 ITEM NO.: 9 (Cont. 6. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. FILE NO.: Z-8363 Water: Contact Central Arkansas Water regarding water needs and meter location(s). Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (JUNE 12, 2008) The applicants were present. Staff presented the item and noted some additional information was needed on the project. Staff asked the applicants to locate and describe fencing, signage and dumpster location. Staff asked who would be using the sports fields; if organizations other than The Anthony School would use the fields. The applicants were asked when the parking lot gates would be open and if there were pedestrian gates. Staff asked if the area would be accessible to neighborhood residents and if the parking lots would be used by schoolteachers and employees. Landscape, Utility and Public Works Comments were discussed. It was noted that the street buffers adjacent to the parking lots fell below the ordinance standards. In response to a question from staff, the applicants stated the school would be holding a meeting to present the project to neighborhood residents. The applicants were advised to respond to staff issues by Wednesday, June 18, 2008. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The Anthony School is requesting approval of a conditional use permit to allow for development of multi -purpose playing fields, a walking trail and two parking 3 July,10, 2008 ITEM NO.: 9 (Cont. FILE NO.: Z-8363 lots on the vacant R-2 zoned, 4.3 acre tract located on the east side of Watt Street, between Ohio and Illinois Streets. Portions of the site were previously occupied by a church and its facilities. Remnants of that prior occupancy are still visible. A concrete lined drainage ditch bisects the site, running east to west approximately at the middle of the tract. The school proposes to redevelop the drainage ditch, removing the concrete and converting it into a more natural environment. The restored drainage area will serve as detention and will be incorporated into the park -like atmosphere of the development. North of the restored detention area, a multipurpose playing field and a 28-space parking lot will be constructed. Access to the parking lot will be from a single driveway onto Ohio Street. South of the detention area, a second multipurpose playing field and a smaller, 19-space parking lot will be built. Access to this parking lot will be from a single driveway onto Watt Street. A walking trail will wind through the site, around the playing fields and via a bridge over the restored creek. The multipurpose fields will be utilized by students of The Anthony School. Other organizations will be permitted to use the playing fields when available. The fields and walking trail will be available for use by all residents of the neighborhood. A 6-foot tall, decorative and security ground chain link fence will be located along the three street perimeters of the site. A 6-foot tall, wood privacy fence will be located along the east perimeter. Signage will be placed at the entrances to the playing fields on Watt Street and Ohio Street. Signage will be placed along the walking trail. Gates will be placed across the driveways accessing the parking lots. The parking lots will be used by facility and staff of The Anthony School during working business hours, which are Monday through Friday, 7:00 a.m. to 5:30 p.m. The parking lots will be also be available during special events at The Anthony School and when events are occurring on the playing fields. The gates will be closed when the parking lots are not in use. Two pedestrian gates will be available; one on Watt Street and one at the corner of Ohio Street and Watt Street. Access to the site for neighborhood residents will be available through the pedestrian gates. The sports fields will be illuminated with light fixtures that "eliminate light spill and glare". Staff is supportive of the proposal. The Anthony School is developing what amounts to a 4+ acre park. Use of the site will be made available to neighborhood residents. This type of development fits within the City's overall concept of creating a city in a park. Utilizing both public and private resources, one concept of the Plan is the "eight block strategy". By this concept, every resident of the City will be within eight blocks of some type of public green space or public or private park. To further the goal of the City in a Park concept, the City should utilize as many of the area's existing and new resources as possible 0 July 10, 2008 EM NO.: 9 (Cont.) FILE NO.: Z-8363 to diversify recreational leisure and living opportunities. The proposal also fits within the City's goal of establishing open spaces to enhance residents' quality of life. The restoration of the drainage way, the walking trails and play fields provide open space opportunities for area residents. There are variances required to allow a slight reduction in the street buffers adjacent to the two parking lots. The street buffers will be heavily landscaped to mitigate the visual impact of reducing the buffer depth. To staff's knowledge, there are no outstanding issues. The applicants submitted responses to the issues raised at Subdivision Committee, as noted in the analysis above. To staffs knowledge, there is no bill of assurance issue. The tract is composed of parcels from several older additions and some unplatted property. The site will be replatted into a single tract. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 3. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda Staff Report. 4. Signage is to be limited to that allowed for nonresidential uses in residential zones; 6 feet in height and 24 square feet in area. 5. All site lighting is to be shielded downward and into the site to eliminate light spill off of the site. The sports field lighting is to be turned off not later than 10:00 P.M. Staff recommends approval of a variance to allow a reduction in the depth of the street buffers adjacent to the parking lots as indicated subject to additional plantings being installed in those buffers. PLANNING COMMISSION ACTION: (JULY 10, 2008) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval as 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 8 ayes, 0 noes and 3 absent. 5 SUBDIVISION COMMITTEE COMMENTS JUNE 12, 2008 ITEM NO.: 9. THE ANTHONY SCHOOL CONDITIONAL USE PERMIT Z-8363 Planning Staff Comments: 1. Locate and describe proposed fencing (height & materials) 2. Provide signage plan. 3. Who will use the sports fields? 4. When will parking lot gates be open/closed? 5. Are there pedestrian gates? 6. Will the area be accessible by neighborhood residents? 7. Locate dumpster/trash collection area and screening. 8. Will the parking lots be used by school teachers and employees? Variance/Waivers. • None requested. Public Works: 1. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Watt and Illinois Streets. 2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Watt Street and Ohio Street. 3. At time of development, sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Illinois Street and Ohio Street placed at the property line. The sidewalk on Watt is located at the back of curb. The proposed plan shows differently. Is the sidewalk going to be moved? 4. At the time of development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. At the time of development, 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. 6. At the time of development, storm water detention ordinance applies to this property. The proposed location for storm water detention facilities is shown on the plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Centerpoint Energy: No comment received. AT&T (SBC): No comment received. Water: Contact Central Arkansas Water regarding water needs and meter location(s). Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. ITEM NO.: 9. CON'T (Z-8363) Planning Division: No Comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. The plan submitted was shown as NTS (Not to Scale) therefore, a full review cannot be completed at this time. The proposed parking lots appear to be located within the required street(s) buffer area; revise. Otherwise, the plan looks great! An automatic irrigation system to water newly landscaped areas will be required. Prior to the issuance of a building permit a landscape plan must be approved and must obtain the seal of a licensed Landscape Architect. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Other: Submit responses to staff comments and four (4) copies of revised site plan no later than Wednesday June 18, 2008. Required notices must be sent by June 25, 2008 and proof of notice returned to staff by July 3, 2008.