HomeMy WebLinkAboutZ-9073 Staff AnalysisJanuary 28, 2016
ITEM NO.: A FILE NO.: Z-9073
NAME: eStem Public School High School — Conditional Use
Permit
LOCATION: North side of the 5500 and 5600 Blocks of
West 28t" Street
OWNER/APPLICANT: Board of Trustees of the University of Arkansas/eStem
PROPOSAL: A conditional use permit is requested to allow for the
construction of a public charter school high school on
this R-3 zoned site.
1. SITE LOCATION:
The site is located at the side of the 5500 and 5600 Blocks of West 28tn
Street, between Fair Park Blvd. and S. University Avenue.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The proposed school is located at the north edge of the UALR campus
and will, for all intents and purposes, function as an extension of the
college campus. Campus facilities and parking are located to the west
and south. A single family neighborhood extends to the north and east.
The eStem campus consists of the education building, a small amount of
on -site parking and limited outside use area. Staff believes the proposed
use could be compatible with uses in the area.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site, the Curran Conway, Oak Forest Initiative and
Fair Park Residents Neighborhood Association and the University District,
3. ON SITE DRIVES AND PARKING:
The parking typically required for a high school is 6 spaces per classroom
plus one space for every teacher, employee and administrator. This
school is proposed to have 30 classrooms and 50 staff members resulting
in a parking requirement of 230 parking spaces. Six (6) on -site spaces
are proposed. The difficulty of applying the Ordinance Standards to a
charter school is that charter schools do not utilize school buses resulting
in many more vehicles dropping off and pick up students. This school
proposes to utilize a UALR parking lot located across Fillmore Street to
the west for drop-off and pickup of students. It had previously been
mentioned to staff that school employees will park in a UALR lot across
West 28th Street to the south. Public Works Traffic Engineering staff is
January 28, 2016
ITEM NO.: A Cont. FILE NO.: Z-9073
analyzing the traffic plan submitted by the applicant to determine its
feasibility.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
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.
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. The property is located in the City's designated mature area.
A 25% reduction of the perimeter requirements is acceptable.
Landscape areas shall be provided between the vehicular use area used
for public parking and the general vicinity of the admin / rehab building,
excluding truck loading or service areas not open to public parking. These
areas shall be equal to an equivalent planter strip three (3) feet wide along
the vehicular use area.
An irrigation system shall be required for developments of one (1) acre
or larger.
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.
5. PUBLIC WORKS COMMENTS:
1. W 28th St is classified on the Master Street Plan as a collector street.
A dedication of right-of-way 30 feet from centerline or a sufficient
width to provide needed street improvements will be required.
2. S. Fillmore St is classified on the Master Street Plan as a commercial
street. A dedication of right-of-way 30 feet from centerline or a
sufficient width to provide needed street improvements will be required.
2
January 28, 2016
ITEM NO.:
FILE NO.: Z-9073
3. W. 27th St. is classified on the Master Street Plan as a commercial
street. A dedication of right-of-way 30 feet from centerline or a
sufficient width to provide needed street improvements will be
required.
4. A 20 feet radial dedication of right-of-way is required at the intersection
of W. 28th St and S. Fillmore St.
5. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to W.
28th St including 5-foot sidewalks with planned development. The
new back of curb should be located to provide adequate street width
to address the proposed traffic impact. Based on the findings of the
traffic study, an EB left turn lane or WB right turn lane may be
required to be provided on W. 28th St into the vehicle stack area
west of S. Fillmore St. Consideration should be made to the driveway
locations on the south side of W. 28th St.
6. With site development, provide design of street conforming to the
Master Street Plan. Construct one-half street improvement to
S. Fillmore St and W. 27th St. including 5-foot sidewalks with planned
development. The new back of curb
7. Submit a Traffic Impact Study for the proposed project. Study should
address trip generation, trip distribution, and vehicle stack for the
development and also should take into account existing and
projected traffic growth. Turn movement counts at the signalized
intersections should be included in the study.
8. Repair or replace any curb and gutter or sidewalk that is damaged in
the public right-of-way prior to occupancy.
9. Striped pedestrian crossings should be provided at planned crossing
locations.
10. 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.
11. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
12. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
13. If disturbed area is 1 or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior
to the start of construction.
14. Street Improvement plans shall include signage and striping. Public
Works must approve completed plans prior to construction.
3
January 28, 2016
ITEM NO.: A
FILE NO.: Z-9073
15. Drainage easements should be maintained in the right-of-way to
convey storm water from adjacent property.
16. 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.
17. Prior to construction of retaining walls, an engineer's certification of
design and plans must be submitted to Public Works for approval.
After construction, an as -built certification is required for construction
of the retaining wall.
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Little Rock Wastewater: Sewer easements must be retained until sewer
relocations are complete and new easements are dedicated.
Entergy: Entergy does not object to this conditional use. Overhead
facilities are in place along the south side of West 28th Street. Contact
Entergy in advance regarding future service requirements to the
development and future facilities locations as this project proceeds.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water: All Central Arkansas Water requirements in
effect at the time of request for water service must be met.
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.
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
Little Rock Fire Department is required.
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.
0
January 28, 2016
ITEM NO.: A (Cont.) FILE NO.: Z-0073
Contact Central Arkansas Water regarding the size and location of the
water meter.
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 sprinkler systems which do not contain additives such as antifreeze
shall be isolated with a double detector check valve assembly. If additives
are used, a reduced pressure zone backflow preventer shall be required.
Fire Department:
Maintain Access:
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.
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
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.
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.
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.
5
January 28, 2016
ITEM NO.: A (Cont.) FILE NO.: Z-9073
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.
30' Tall 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
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.
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.
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.
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.
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 allows manual
operation by one person.
4. Gate components shall be maintained in an operable condition
at all times and replaces or repaired when defective.
1.1
January 28, 2016
ITEM NO.: A (Cont.) FILE NO.: Z-9073
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.
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 (Daniel Tull 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.
Building Codes: 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; crichey[c�littl_erock.org or
Mark Alderfer at 501.371.4875; malderfer(a7Iittlerock.org.
County Planning: No comment.
Rock Region METRO:
The area is currently served by METRO at Fair Park Boulevard and 28tn
Street adjacent to the location indicated. We have no objections to the
location of a school in this area.
One concern with the plan presented is that the sidewalks do not provide
a contiguous pedestrian way around the newly created block. We wish to
encourage students to walk and take transit to school.
7
January 28, 2016
ITEM NO.: A (Conti FILE NO.: Z-9073
E-Stem students are currently served by METRO at their location in
downtown Little Rock. We already partner with E-Stem to provide rides to
school for students and would continue to do so. Bus service at this
location provides a bridge for students between the two campuses via
UALR — Route 16. Sidewalks are an important component with in the
streetscape serving transit and multi -modal transportation.
METRO has plans to continue to serve the campus and plan to provide
service enhancements.
SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 2, 2015)
The applicants, including representatives of eStem and UALR, were present.
Staff presented the item and noted much additional information was needed.
Staff presented the following list of comments.-
1 . Provide a copy of the Bill of Assurance for Cherry and Cox Addition.
2. Provide in writing the total number of classrooms by grade, the number of
students and the number of employees.
3. Provide information on the proposed building; height, materials, roof...
4. Locate mechanical equipment and screening.
5. Provide details of dumpsters screening to comply with Code, dumpster pick-
up should be limited to normal business hours (6:00 a.m. — 6:00 p.m.).
6. Locate and describe all proposed fencing.
7. Provide signage plan.
8. Label building setbacks from property lines.
9. Describe use of outdoor recreation area.
10. Provide lighting plan; should low-level and directional, aimed downward and
into the site.
11. Provide parking, drop-off/pick-up plan.
12. Will the building contain a gymnasium or cafeteria?
13. Will there be activities at the site after normal school hours?
It was noted that parking and building setback variances were needed.
Public Works Comments were presented and discussed at length. Staff
emphasized the need for a traffic study and the applicants responded that one
was being done. The applicants commented that they had previously met with
staff and the comments were as expected and previously discussed.
Landscaping, Fire Department and Other Agency Comments were noted.
0
January 28, 2016
EM NO.: A (Cont.) FILE NO.: Z-9073
The applicants were advised to submit responses to those issues raised by
Planning Staff by September 9, 2015. They were advised to work with Public
Works and Traffic Engineering on their comments, including completion and
submittal of the traffic study.
The Committee forwarded the item to the full Commission.
STAFF ANALYSIS-
eStem Public Charter Schools, Inc. proposes to construct an open enrollment
public charter high school on the property located on the north side of West 28ch
Street, between Fair Park and Fillmore. The property is currently owned by
UALR and the high school will function somewhat as an extension of the college
campus. This proposed new building is to accommodate students in 9th and
10th grades. Students in grades 11 and 12 will attend classes in refurbished
buildings located elsewhere on the UALR campus.
This proposed building is to house 750 students in 15 classrooms per grade
(30 total) with 50 employees. The building will be 3 stories in height and will
have an exterior finish of brick, glass and metal panels. Once right-of-way is
dedicated, the building will have a setback of 13'6" from the property line on
West 28th Street and 0' from the property line on West 27th Street. New fencing
will consist of screening fencing along the property lines adjacent to the single
family residential properties located at the northwest and northeast corners of
the site. A small outdoor recreation area is located on the east side of the
building. The area will be a mix of hardscape plaza and grass lawn. A
basketball goal will be provided. The building will have a large multipurpose
room that will provide convocation, recreation and dining opportunities. There
will be no kitchen built as part of the project; all food will be catered. As with a
typical high school, there will be some afterhours events for parents, student
organizations, etc. The frequency of such will vary throughout the year.
The mechanical equipment and dumpster are proposed to be located in a
screened area at the rear of the building. Dumpster pick-up will be limited to
6:00 a.m. to 6:00 p.m. Signage will comply with that allowed in office and
institutional zones as is typical for a school. All site lighting will be low-level
and directional, aimed downward and into the site. The 1907 plat/bill of
assurance for Cherry and Cox Addition does not address use issues.
The proposed plan results in the need for setback and street buffer variances
on the West 28th and West 27th Street frontages. Additionally, a variance is
needed to allow virtually all required parking to be off -site. Only 6 of the required
230 spaces are located on the school site.
9
January 28, 2016
ITEM NO.: A (Cont.) _ FILE NO.: Z-9073
The issue of greatest potential concern appears to be that of traffic, specifically
providing for the drop-off and pick-up of up to 750 students when no school bus
service is provided. The applicant proposes to utilize a UALR parking lot located
across Fillmore Street to the west for vehicle stacking and drop-off/pick-up of
students.
Staff is reviewing the plan submitted by the applicant and staff continues to work
with the applicant to address the issues. The matter is under consideration and
additional information will be presented to the Commission at the public hearing.
STAFF RECOMMENDATION:
Staff's recommendation is forthcoming.
PLANNING COMMISSION ACTION:
(SEPTEMBER 24, 2015)
The applicant was present. There were no objectors present. Staff recommended
deferral of the item to the November 5, 2015 agenda to allow additional time to
review traffic issues. Staff informed the commission that the applicant had agreed
to the deferral. There was no further discussion. The item was placed on the
consent agenda and approved for deferral to the November 5, 2015 agenda by a
vote of 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION: (NOVEMBER 5, 2015)
The applicant was present. There were no objectors present. Staff informed the
commission that the applicant had recently submitted a traffic study but staff had
not had sufficient time to study it and prepare an adequate response. Staff
recommended deferring the item to the Dec. 17, 2015 agenda. The applicant had
agreed to the deferral. There was no further discussion. The item was placed on
the consent agenda and approved for deferral by a vote of 11 ayes, 0 noes and
0 absent.
PLANNING COMMISSION ACTION:
(DECEMBER 17, 2015)
The applicants were not present. There were no objectors present. Staff
presented the item and informed the commission that the applicants had
requested deferral of the item on November 23, 2015. There was no further
discussion. The item was placed on the consent agenda and deferred to the
January 28, 2016 meeting with a vote of 10 ayes, 0 noes and 1 absent.
10
January 28, 2016
ITEM NO.: A {font-) _ FILE NO.: Z-9073
PLANNING COMMISSION ACTION: (JANUARY 28, 2016)
The applicant was not present. There were no objectors present. Staff informed
the commission that the applicant had requested withdrawal of this item, without
prejudice, on January 19, 2016. There was no further discussion. The item was
placed on the consent agenda and approved for withdrawal by a vote of 7 ayes,
0 noes and 4 absent.
11