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HomeMy WebLinkAboutZ-8560 Staff AnalysisFILE NO.: Z-8560 NAME: Heritage College Short -form PCD LOCATION: Located East of Heritage College, accessed via a 25-foot access easement from Rodney Parham Road DEVELOPER: Heritage College c/o Family Center Properties 8101 Coleridge Drive North Little Rock, AR 72116 FNrINFFR- White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 0.8 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 MF-24 Multi -family housing 24 units per acre NUM PROPOSED USE: Heritage College overflow parking VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: NEW STREET: 0 LF The property planned for parking is zoned MF-24 and contains 0.8 acres. The adjacent property owner wishes to use this existing parking as off -site parking for Heritage College. Access to the parking lot will be via a 25 foot access easement from Rodney Parham Road. A pedestrian bridge will be constructed to allow faculty and students to park and walk to class. Currently, the college has 122 parking spaces on -site. The additional 79 spaces will bring the total parking to 201 spaces. FILE NO.: Z-8560 (Cont.) B. EXISTING CONDITIONS: The parking is in place and in good repair. The site is accessed from a private access easement extending from Rodney Parham Road to the parking area. Within this area are office uses including a daycare center. To the east of the site are apartment which are accessed from Satterfield Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents who could be identified located within 300 feet of the site and the Sturbridge Property Owners Association and the Colony West Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction of any improvements in the floodplain. 2. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. Encroachments are not permitted in the floodway without providing a "No Rise Certification" with supporting modeling or a CLOMR application is filed with FEMA as determined by staff. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains located on the site. Contact Little Rock Wastewater Utility prior to construction. Entergy: A ten foot (10') under ground utility easement or a 20-foot overhead utility easement is required along all property lines. Contact Entergy at 954-5151 for additional information. Center -Point Enerav: No comment received. AT & T: No comment received. KA FILE NO.: Z-8560(Cont.) Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #8 — the Rodney Parham Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Residential High Density and Commercial for this property. The applicant has applied for a rezoning from MF-24 to Planned Commercial Development to allow the use of an existing paved parking lot as satellite parking for students. The request does not change the site or land use. There is no 'land use issue' with this application. This area is covered by the Reservoir Neighborhood Plan. Their Land Use Goal states: "Limit expansion of non-residential development to areas shown as non- residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity." Master Street Plan: Rodney Parham Road is a Minor Arterial. 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 Rodney Parham Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike way is proposed in this general vicinity. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 3 FILE NO.: Z-8560 (Cont. Landscape: No comment since all improvements are existing. Any additional improvements may require landscaping and screening to be installed. G. SUBDIVISION COMMITTEE COMMENT: (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented an overview of the request stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the request included the construction of a bridge over the creek to allow persons parking at this location access to the college campus. Staff questioned the number of parking spaces proposed for lease and the square footage of the building the spaces previously served. Public Works comments were addressed. Staff stated a grading permit would be required prior to construction of the proposed bridge structure. Staff stated encroachments were not permitted within the floodway without providing a no rise certification with supporting modeling or a CLOMR application filed with FEMA. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted responses to comments raised at the June 10, 2010, Subdivision Committee meeting. The applicant has indicated the area proposed as satellite parking is owned by United Cerebral Palsy. The parking is not used by the office development and is not a part of the required parking for the office development. Currently Heritage College staff are using the parking lot and accessing the college campus via Rodney Parham Road. With the approval the college will construct a pedestrian bridge over the creek to allow staff to cross the creek to access the college. The applicant has indicated the need for additional parking is to accommodate their anticipated growth. Heritage College has three (3) 4-hour sessions per day Monday through Friday. The sessions run from 8:30 am to 12:30 pm, 1:00 pm to 5:00 pm and 5:30 pm to 9:30 pm. A different group of students is in each session. The current student parking required is 120 spaces plus a staff of 22 for a total of 142 parking spaces. The current parking on site is 180 spaces. The college anticipates a growth to 200 students with a staff of 30. This will bring the required parking for the college to 230 spaces. The adjacent lot adds J5 parking spaces for a total of A5 parking spaces. The college could have totals of 360 students and has a projection of 600 students. All these students are not on campus at one time since there are three (3) class sessions during the day. M FILE NO.: Z-8560 (Cont. The total existing square footage of the Heritage College building is 14,300 and is projected to grow within a year with a 2nd building totaling 8,500 square feet for a total 22,800 square feet. The zoning ordinance allows for the calculation of parking requirements for a college campus based on the gross square feet of the building or based on the number of students, whichever is greater. The number of spaces required based on the square footage of the building is 76 parking spaces (1 per 300 gross square feet of building area). The parking based on the number of students would result in the need for 75 parking spaces (1 per 4 students). The applicant has indicated the existing parking demand far exceeds the typically ordinance requirements. According to the applicant based on the current pattern the additional parking will be needed to serve the student and staff parking needs. Staff is supportive of the request. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the adjacent office building will have adequate parking to serve their needs even with the allowance of 85 spaces being leased to the college. STAFF RECOMMENDATION - Staff recommends 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. PLANNING COMMISSION ACTION- (JULY 1, 2010) The applicant was present. There were no registered objectors present. Staff presented the item with 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. There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. July 1, 2010 ITEM NO.: 16 NAME: Heritage College Short -form PCD FILE NO.: Z-8560 LOCATION: Located East of Heritage College, accessed via a 25-foot access easement from Rodney Parham Road DEVELOPER: Heritage College c/o Family Center Properties 8101 Coleridge Drive North Little Rock, AR 72116 ENGINEER: White-Daters and Associates #24 Rahling Circle Little Rock, AR 72223 AREA: 0.8 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: MF-24 ALLOWED USES: Multi -family housing 24 units per acre PROPOSED ZONING: PD-C PROPOSED USE: Heritage College overflow parking VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property planned for parking is zoned MF-24 and contains 0.8 acres. The adjacent property owner wishes to use this existing parking as off -site parking for Heritage College. Access to the parking lot will be via a 25 foot access easement from Rodney Parham Road. A pedestrian bridge will be constructed to allow faculty and students to park and walk to class. Currently, the college has 122 parking spaces on -site. The additional 79 spaces will bring the total parking to 201 spaces. July 1, 2010 SUBDIVISION ITEM NO.: 16 (Cont.) B. EXISTING CONDITIONS: FILE NO.: Z-8560 The parking is in place and in good repair. The site is accessed from a private access easement extending from Rodney Parham Road to the parking area. Within this area are office uses including a daycare center. To the east of the site are apartment which are accessed from Satterfield Drive. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All property owners located within 200-feet of the site, all residents who could be identified located within 300 feet of the site and the Sturbridge Property Owners Association and the Colony West Homeowners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction of any improvements in the floodplain. 2. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. Encroachments are not permitted in the floodway without providing a "No Rise Certification" with supporting modeling or a CLOMR application is filed with FEMA as determined by staff. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer mains located on the site. Contact Little Rock Wastewater Utility prior to construction. Entergy: A ten foot (10') under ground utility easement or a 20-foot overhead utility easement is required along all property lines. Contact Entergy at 954-5151 for additional information. Center -Point Energy: No comment received. 2 July 1, 2010 SUBDIVISION ITEM NO.: 16 Cont.) FILE NO.: Z-8560 AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #8 — the Rodney Parham Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Residential High Density and Commercial for this property. The applicant has applied for a rezoning from MF-24 to Planned Commercial Development to allow the use of an existing paved parking lot as satellite parking for students. The request does not change the site or land use. There is no 'land use issue' with this application. This area is covered by the Reservoir Neighborhood Plan. Their Land Use Goal states: "Limit expansion of non-residential development to areas shown as non- residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non-residential activity." Master Street Plan: Rodney Parham Road is a Minor Arterial. 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 Rodney Parham Road since it is a Minor Arterial. These streets may require Q July 1, 2010 SUBDIVISION ITEM NO.: 16 [Cont. FILE NO.: Z-8560 dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class I bike way is proposed in this general vicinity. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: No comment since all improvements are existing. Any additional improvements may require landscaping and screening to be installed. G. SUBDIVISION COMMITTEE COMMENT (June 10, 2010) Mr. Joe White and Mr. Tim Daters were present representing the request. Staff presented an overview of the request stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated the request included the construction of a bridge over the creek to allow persons parking at this location access to the college campus. Staff questioned the number of parking spaces proposed for lease and the square footage of the building the spaces previously served. Public Works comments were addressed. Staff stated a grading permit would be required prior to construction of the proposed bridge structure. Staff stated encroachments were not permitted within the floodway without providing a no rise certification with supporting modeling or a CLOMR application filed with FEMA. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted responses to comments raised at the June 10, 2010, Subdivision Committee meeting. The applicant has indicated the area proposed as satellite parking is owned by United Cerebral Palsy. The parking is not used by the office development and is not a part of the required parking for the office development. Currently Heritage College staff are using the parking lot and accessing the college campus via Rodney Parham Road. With the approval the college will construct a pedestrian bridge over the creek to allow staff to cross the creek to access the college. The applicant has indicated the need for additional parking is to accommodate their anticipated growth. Heritage College has three (3) 4-hour sessions per day CI July 1, 2010 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-856 Monday through Friday. The sessions run from 8:30 am to 12:30 pm, 1:00 pm to 5:00 pm and 5:30 pm to 9:30 pm. A different group of students is in each session. The current student parking required is 120 spaces plus a staff of 22 for a total of 142 parking spaces. The current parking on site is 180 spaces. The college anticipates a growth to 200 students with a staff of 30. This will bring the required parking for the college to 230 spaces. The adjacent lot adds 85 parking spaces for a total of 265 parking spaces. The college could have totals of 360 students and has a projection of 600 students. All these students are not on campus at one time since there are three (3) class sessions during the day. The total existing square footage of the Heritage College building is 14,300 and is projected to grow within a year with a 2"d building totaling 8,500 square feet for a total 22,800 square feet. The zoning ordinance allows for the calculation of parking requirements for a college campus based on the gross square feet of the building or based on the number of students, whichever is greater. The number of spaces required based on the square footage of the building is 76 parking spaces (1 per 300 gross square feet of building area). The parking based on the number of students would result in the need for 75 parking spaces (1 per 4 students). The applicant has indicated the existing parking demand far exceeds the typically ordinance requirements. According to the applicant based on the current pattern the additional parking will be needed to serve the student and staff parking needs. Staff is supportive of the request. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the adjacent office building will have adequate parking to serve their needs even with the allowance of 85 spaces being leased to the college. STAFF RECOMMENDATION: Staff recommends 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. PLANNING COMMISSION ACTION: (JULY 1, 2010) The applicant was present. There were no registered presented the item with a recommendation of approval compliance with the comments and conditions as outlined i the agenda staff report. A n objectors present. Staff of the request subject to paragraphs D, E and F of July 1, 2010 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-8 There was no further discussion of the item. The Chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 3;�absent. 0 ITEM NO.: 16. NAME: Heritage College Short -form PCD Z-8560 LOCATION: located East of Heritage College, accessed via a 25-foot access easement from Rodney Parham Road Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than June 16, 2010. The Office of Planning and Development must receive the proof of notice no later than June 25, 2010. 2. Provide the number of apartments or the square footage of the office building/daycare center that is currently using the parking area. The parking area appears to be used by the adjacent daycare center. Provide the number of parking spaces left to serve the adjacent use. 3. Provide details as to why the additional parking is required. 4. Provide the total square footage of the college building. 5. Provide the maximum number of students proposed for enrollment. Variance/Waivers: None requested. Public Works Conditions: 1. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction of any improvements in the floodplain. 2. 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. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 3. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 foot wide access easement is required adjacent to the floodway boundary. 4. Encroachments are not permitted in the floodway without providing a "No Rise Certification" with supporting modeling or a CLOMR application is filed with FEMA as determined by staff. Utilities and Fire Department/County Planning: Wastewater: Existing sewer mains located on the site. Contact Little Rock Wastewater Utility prior to construction. Item # 16. Entergy: A ten foot under ground utility easement or a 20-foot overhead utility easement is required along all property lines. Contact Entergy at 954-5151 for additional information. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water if additional fire protection or metered water service is required. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377- 1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #8 — the Rodney Parham Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Rodney Parham Planning District. The Land Use Plan shows Residential High Density and Commercial for this property. The applicant has applied for a rezoning from MF-24 to Planned Commercial Development to allow the use of an existing paved parking lot as satellite parking for students. The request does not change the site or land use. There is no 'land use issue' with this application. This area is covered by the Reservoir Neighborhood Plan. Their Land Use Goal states: "Limit expansion of non-residential development to areas shown as non-residential on the Future Land Use Plan as well as limiting businesses to areas zoned for non- residential activity." Master Street Plan: Rodney Parham Road is a Minor Arterial. 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 Rodney Parham Road since it is a Minor Arterial. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Item # 16. Bicycle Plan: A Class I bike way is proposed in this general vicinity. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: No comment since all improvements are existing. Any additional improvements may require landscaping and screening to be installed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 16, 2010. Item # 16.