HomeMy WebLinkAboutZ-9347-A Staff AnalysisSUBDIVISION COMMITTEE COMMENTS
JULY 10, 2019
ITEM NO.:7. RAHLING ROAD SCHOOL
CONDITIONAL USE PERMIT
WEST SIDE OF RAHLING SOUTH OF CHARLESTON HEIGHTS Z-9347-A
Planning Staff Comments:
1. What is the nature of this school? Is it public, private, charter, parochial?
2. Is bus service provided? If so, show bus route.
3. Provide number of classrooms by grade.
4. Provide anticipated enrollment.
5. Provide total number of all staff, preferably by function.
6. Provide building heights
7. Provide building area for each building.
8. Provide signage plan
9. Provide typical days and hours of use
10. Provide site lighting plan.
11. Locate dumpster(s) and screening to comply with code.
12. Locate and describe all proposed fencing and gates.
13. Provide pavement materials description
14. Provide detailed description of use of "playfield."
15. Locate and describe any lighting, bleachers/seating, press box, field house, concessions,
restrooms, score boards, etc... to be in conjunction with "play field."
16. Provide proof of authorization to access the site from un-dedicated road (Brionne Lane).
17. Provide phasing plan
18. Section 36-108 of the Code states:
c) Conditions may include time limits for exercise of authorization. However, the
maximum allowable time shall be three (3) years from the date of approval. Required
permits must be obtained within the allotted period, unless an extension of time is
granted by commission. Otherwise, the conditional use permit approval shall be
considered void.
In an approved multiple -phased development, any phases for which the required
permits have not been obtained within three (3) years of the date of approval must
be reviewed and approved by the planning commission in the same manner
established for the initial conditional use review.
19. What are the plans for Chenal Valley Phases 30 & 31 (Approved 8-31-17)? This project
overlaps portions of the approved preliminary plat.
Variance/Waivers:
■ Advance Grading
Public Works:
1. Submit a Traffic Impact Study for the proposed project by July 17, 2019. Study should
address trip generation and trip distribution for the development and also should take into
account existing and projected traffic growth. Traffic Study should provide details on the
ITEM NO.: 7. (CON
number of students, pickup/drop off times, trip generation, and signal warrants analysis for
the Rahling Rd access.
2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not
in compliance with ADA recommendations in the public right-of-way prior to occupancy.
3. Street lights are required by Section 31-403 of the LR code. Provide plans for approval to
Traffic Engineering. Street lights must be installed prior to platting/certificate of occupancy.
Contact Traffic Engr 379-1813 (Greg Simmons) for more info.
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 an advance grading variance being requested for the grading of future
phases with construction of phase 1 ?
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). A variance is being
requested to grade slopes that exceed 3:1. Provide detail on plan of proposed stabilization
measures to be taken prevent erosion of slopes steeper than 3:1.
6. Storm water detention ordinance applies to this property. Show the proposed location for
stormwater detention facilities on the plan. Maintenance of the detention pond and all
private drainage improvements is the responsibility of the developer and/or land owner, or
property owner's association.
7. 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.
8. Street Improvement plans shall include signage and striping. Public Works must approve
completed plans prior to construction.
9. Brionne Lane should be platted as a private access easement due to it only services this
property and the property to the south with no other public traffic.
10. 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.
11. Prior to construction of retaining walls, a 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.
Utilities and Fire Department/County Planning_
Little Rock Water Reclamation Authority: Sewer Available to this site
Required.
Entergy: No comments received.
Centerpoint Energy: No comments received.
AT&T: No comments received.
Central Arkansas Water:
Capacity Fee Analysis
All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
ITEM NO.: 7. (C
Z-9347-A
Central Arkansas Water has an existing 36" water transmission main along Rahling Road
in an easement (Instrument # 2004004723). This easement and water line need to be
shown on the site plan and plat. No permanent structures can be constructed on the
easements.
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.
The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's material and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of Customer Owned Line Agreement is required.
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:
Full plan review
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.
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.
ITEM NO.: 7. (CON'T) (Z-9347-A
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.
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.
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.
nPad 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
ITEM NO.: 7. CON'T Z-9347-A
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.
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.
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 Marshals 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; cricheyCa),littlerock. gov or Steve Crain at 501-371-4875;
scra in @ l ittl e rock. gov
County Planning: No comments received.
Rock Region METRO: No comments received.
Planning_Division: No comments
ITEM NO.: 7_ (CON'T) {Z-9347-A
Landscape:
1. Any new site development must comply with the City's minimal landscape and buffer
ordinance requirements.
2. 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. A minimum
of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot
count toward fulfilling this requirement. The properties to the north and west are zoned
R-2
A as a component of all land use buffer requirements, opaque screening, whether a
fence or other device, six (6) feet in height shall be required upon the property line side
of the buffer. In addition to the required screening, buffers are to be landscaped at the
rate of one (1) tree and three (3) shrubs for every thirty (30) linear feet.
3. Street buffers will be required at six (6) percent of the average depth of the lot.
Requirements for landscaping in land use buffers shall be the same as perimeter
landscaping at the rate of one (1) tree and three (3) shrubs for every thirty (30) linear
feet.
4. 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 1/2) 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.
5. An irrigation system shall be required for developments of one (1) acre or larger.
6. The development of two (2) acres or more requires the landscape plan to be stamped
with the seal of a Registered Landscape Architect.
7. 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.
Other: Submit responses to staff issue and four (4) copies of a revised site plan (if required) no
later than Wednesday July 17, 2019. Required notices are to be sent via certified mail to all owners
of properties located within two hundred (200) feet of the site no later than Wednesday July 17,
2019. The City provided notice form must be used. Proof of notice is to be provided to staff not
later than July 26, 2019.
ITEM NO.:7. RAHLING ROA❑ SCH
CONDITIONAL USE PERMIT
WEST SIDE OF RAHLING SOUTH OF CHARLESTON HEIGHTS Z-9347-A
Planning Staff Comments:
1. What is the nature of this school? Is it public, private, charter, parochial?
CHARTER, but we do not want to limit this CUP to only this type of school.
2. Is bus service provided? If so, show bus route.
NO
3. Provide number of classrooms by grade.
2 Each, K-12
4. Provide anticipated enrollment.
Kindergarten - 8th Grade - Phase 1 (414 students)
5. Provide total number of all staff, preferably by function.
Teacher-18. Administration/Staff 10
6. Provide building heights
Academic Buildings — 40', Physical Education --- 40'
7. Provide building area for each building.
Academic 50, 000sf, Physical Education 23, ❑00sf
8. Provide signage plan
Shown on Site Plan
9. Provide typical days and hours of use
The school will typically operate Monday thru Friday, 7:30 AM until 4:30 PM
The school will be used occasionally on Saturdays, not on Sundays.
The school will be used occasionally in the evenings for school related activities.
The gym may be used in the evenings until 9.30 for school related activities
The play field will be used during daylight hours for school related activities.
10. Provide site lighting plan.
All site lighting shall be low level and directed down and towards the site with '`night sky friendly'
fixtures. Maximum fixture height shall be 25 feet. Fixtures will be mounted on decorative poles or
on the building fagade.
11. Locate dumpster(s) and screening to comply with code.
Shown on the plan (3 max.)
12. Locate and describe all proposed fencing and gates.
Black Wrought Iron and Vinyl Chain Link
13. Provide pavement materials description
Asphaltic Concrete Pavement with Concrete Curb and Grater
14. Provide detailed description of use of "playfield".
For physical education use and intermural
15. Locate and describe any lighting, bleachers/seating, press box, field house, concessions,
restrooms, score boards, etc... to be in conjunction with "play field."
No plans for field lighting at this time, portable bleacher seating for 100
16. Provide proof of authorization to access the site from un-dedicated road (Brionne Lane).
PotlatcliDeltic will dedicate the ROW for Brione as shovin.
17. Provide phasing plan
1. K-8 Phase 1 (414 students — now)
2. 9-12 Phase 1 (200 students --- TBD but anticipated within 3 years)
3. K-8 Phase 2 (200 students — TBD)
4. 9-12 Phase 2 (100 students -- TDB)
August 1, 2019
ITEM NO.: 7 FILE NO.: Z-9347-A
NAME: Rahling Road School — Conditional Use Permit
LOCATION: West side of Rahling Road, south of Charleston
Heights (Chenal Valley Tract 209)
OWNER/APPLICANT:
Potlatch Deltic, Owner/White-Daters, Authorized Agent
PROPOSAL: A conditional use permit is requested to allow for
development of a K — 12th grade school campus
on this undeveloped, MF-6 and R-2 zoned,
27.52 acre tract.
SITE LOCATION:
The property is located on the west side of Rahling Road, south of the
Charleston Heights Subdivision.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The property fronts onto an arterial street. Undeveloped R-2 zoned
property is located to the west. Preliminary plats for new subdivisions have
been approved for that area, including a portion of the proposed school
site. Those plats will need to be revised. Undeveloped single family
property is located across Rahling and a single family neighborhood is
adjacent to the north. Buffers are proposed where the school site abuts
that neighborhood. Schools have historically been incorporated into and
adjacent to residential neighborhoods. With compliance with the various
development criteria, this new school should be compatible with the
neighborhood.
Notice of the public hearing was sent to all owners of properties located
within 200 feet of the site and the Chenal Ridge POA.
3. ON SITE DRIVES AND PARKING:
The school is proposed to take access off of Rahling Road and from
Brionne Lane. 189 parking spaces are proposed in lots immediately
around the school buildings. An additional 60 spaces are indicated
adjacent to the play field at the front of the campus. The parking
requirement for a school is as follows:
Grades K — 8/space per classroom plus 1 space per employee
Grades 9 — 12/6 spaces per classroom plus 1 space per employee
August 1, 2019
ITEM NO.: 7 Cont.) FILE NO.: Z-9347-A
Phase 1 consists of 2 classrooms each in grades K — 8 plus 28 employees;
requiring 46 parking spaces.
The subsequent addition of grades 9 — 12 and the Phase II expansion of all
grades will likely not cause the required parking number to exceed the
available parking on site.
4. SCREENING AND BUFFERS:
1. Any new site development must comply with the City's minimal
landscape and buffer ordinance requirements.
2. 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. A minimum of seventy (70) percent of the land
use buffer shall be undisturbed. Easements cannot count toward
fulfilling this requirement. The properties to the north and west are
zoned R-2.
A as a component of all land use buffer requirements, opaque
screening, whether a fence or other device, six (6) feet in height
shall be required upon the property line side of the buffer. In addition
to the required screening, buffers are to be landscaped at the rate of
one (1) tree and three (3) shrubs for every thirty (30) linear feet.
3. Street buffers will be required at six (6) percent of the average depth
of the lot. Requirements for landscaping in land use buffers shall be
the same as perimeter landscaping at the rate of one (1) tree and
three (3) shrubs for every thirty (30) linear feet.
4. 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 1/2) 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.
5. An irrigation system shall be required for developments of one (1) acre
or larger.
6. The development of two (2) acres or more requires the landscape plan
to be stamped with the seal of a Registered Landscape Architect.
7. 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.
2
August 1, 2019
ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A
5. PUBLIC WORKS:
Submit a Traffic Impact Study for the proposed project by July 17,
2019. Study should address trip generation and trip distribution for
the development and also should take into account existing and
projected traffic growth. Traffic Study should provide details on the
number of students, pickup/drop off times, trip generation, and signal
warrants analysis for the Rahling Road access.
2. Repair or replace any curb, gutter, sidewalk and access ramps that
are damaged and not in compliance with ADA recommendations in
the public right-of-way prior to occupancy.
3. Street lights are required by Section 31-403 of the LR code. Provide
plans for approval to Traffic Engineering. Street lights must be
installed prior to platting/certificate of occupancy. Contact Traffic
Engineering 379-1813 (Greg Simmons) for more info.
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
an advance grading variance being requested for the grading of
future phases with construction of phase 1?
5. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e).
A variance is being requested to grade slopes that exceed 3:1.
Provide detail on plan of proposed stabilization measures to be taken
prevent erosion of slopes steeper than 3:1.
6. Storm water detention ordinance applies to this property. Show the
proposed location for stormwater detention facilities on the plan.
Maintenance of the detention pond and all private drainage
improvements is the responsibility of the developer and/or land
owner, or property owner's association.
7. 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.
8. Street Improvement plans shall include signage and striping. Public
Works must approve completed plans prior to construction.
9. Brionne Lane should be platted as a private access easement due to
it only services this property and the property to the south with no
other public traffic.
10. Damage to public and private property due to hauling operations or
operation of construction related equipment from a nearby
3
August 1, 2019
ITEM NO.: 7-(Cont.) FILE NO.: Z-9347-A
construction site shall be repaired by the responsible party prior to
issuance of a certificate of occupancy.
11. 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. UTILITIES/FIRE DEPARTMENT/BUILDING CODES:
Little Rock Water Reclamation Authority: Sewer Available to this site.
Capacity Fee Analysis Required.
Entergy: No comments received.
Centerpoint Energy: No comments received.
ATU: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request
for water service must be met.
Central Arkansas Water has an existing 36" water transmission main
along Rahling Road in an easement (Instrument # 2004004723). This
easement and water line need to be shown on the site plan and plat. No
permanent structures can be constructed on the easements.
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.
The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's
material and construction specifications and installation will be inspected
by an engineer, licensed to practice in the State of Arkansas. Execution of
Customer Owned Line Agreement is required.
4
August 1, 2019
ITEM -NO.: 7 [ConQ FILE NO.: Z-9347-A
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:
Full plan review
Maintain Access:
Fire Hvdrants.
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.
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.
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.
�i
August 1, 2019
ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A
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.
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.
A
August 1, 2019
ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A
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.
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.
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.
7
August 1, 2019
ITEM NO.: 7 (Cont.
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@littlerock.gov or
Steve Crain at 501-371-4875; scrain a-littlerock.gov
7. TRANSPORTATION/PLANNING:
County Planning: No comments received.
Rock Region METRO: No comments received.
Plannina Division: No comments.
BDIVISION COMMITTEE COMMENT: (JULY 10, 2019)
Tim Daters and William Spivey were present representing the application. Staff
presented the item and noted a great deal of additional information was needed
on the item. Staff outlined a list of areas where information was needed.
Public Works Comments were presented and discussed. Staff stated a traffic
impact study was needed. Mr. Daters responded that one was being completed.
He stated one item that was being looked at was modifying the northern driveway
to allow northbound movement from the site onto Rahling Road. Staff noted
access to the site was from an unplatted street, Brionne Lane. Mr. Daters stated
it was their intent to dedicate the street as a public street. Staff stated it should
be platted as a private access easement since it will serve only this property and
the property to the south.
Staff noted the proposed school overlapped a portion of previously preliminary —
platted Chenal Valley phases 30 and 31 and eliminated the required secondary
access to those plats. Mr. Daters stated revised plats would likely be submitted.
August 1, 2019
ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A
Other department and reviewing agency comments were noted.
The applicants were advised to submit responses to staff issues and questions
by July 17, 2019. The Committee forwarded the item to the full Commission.
STAFF ANALYSIS:
A conditional use permit is requested to allow for development of a K — 12 school
campus on this undeveloped, 27.5 acre tract. Portions of the property are zoned
R-2 and MF-6. The property fronts onto Rahling Road and is adjacent to Brionne
Lane, an undedicated street.
The campus will contain a two-story, 50,000 square foot classroom building for
grades K — 8, a two-story, 50,000 square foot building for grades 9 — 12 and a
23,000± square foot gymnasium building. Future expansions of each of the
classroom buildings are indicated adding roughly half -again onto each building.
Driveways and parking for 189 vehicles are located in this area of the campus.
At the front of the campus, near Rahling Road, a 200' X 400' playfield and an
additional 60 parking spaces are indicated.
The buildings are proposed to have a maximum height of 40 feet, slightly
exceeding the height limit of 35 feet allowed in the R-2 district. Dumpster
locations with required screening are indicated. Buffers of 40' and 80' in width
are indicated where the site abuts the Charleston Heights neighborhood to the
north. All site lighting on the campus will be low-level and directed downward
and towards the site with "night sky friendly" fixtures. Maximum fixture height will
be 25 feet. Fixtures will be mounted on decorative poles or on the building
facade. Fencing, if employed, will be black wrought iron and vinyl chain link not
to exceed 6 feet in height. Gates are proposed at the driveway entrances.
The playfield will be used for physical education and intramural sports. There are
no plans for lighting the playfield at this time. No structures such as restrooms,
concession stands, field house or press box are proposed.
Portable bleacher seating for 100 persons may be provided.
The school is proposed to be developed and to expand in two phases. Phase 1
is proposed to consist of two classes each in grades K — 8. Phase 1 enrollment
is proposed as 414 students with 28 teachers and staff. Phase 1 grades 9 — 12
is anticipated within 3 years. Anticipated enrollment is 200 students. Phase 2
K — 8 is expected to add 200 students and Phase 2 grades 9 — 12 is expected to
add 100 students. Staff and faculty numbers will increase correspondingly with
each expansion of student enrollment. Construction and expansion of the
buildings will be phased.
9
August 1, 2019
ITEM NO.: 7 (Cont.) _ _ FILE NO.:_Z-9347-A
Section 36-108 (c) of the Zoning Ordinance states:
(c) Conditions may include time limits for exercise of authorization.
However; the maximum allowable time shall be three (3) years from
the date of approval. Required permits must be obtained within the
allotted period, unless an extension of time is granted by the
commission. Otherwise, the conditional use permit approval shall be
considered void.
In an approved multiple -phased development, any phases for which
the required permits have not been obtained within three (3) years of
the date of approval must be reviewed and approved by the planning
commission in the same manner as established for the initial
conditional use review.
The applicant submitted a traffic study and responses to the issues raised at
Subdivision Committee. Public Works has reviewed the traffic study and the
revised submittal for the reference CUP application and has the following
comments and recommendations.
Staff recommends approval of the land alteration variance for 2:1
slopes with the exposed earthen slopes being protected with love
grass or approved geo-matting prior to the issuance of the final
certificate of occupancy.
The applicant has proposed for some earthen cuts to be terraced or
retaining walls installed with no specific treatment. The terraces and
retaining walls must be installed in conformance with the City of Little
Rock codes and policies. A geotechnical analysis should be
conducted and followed with a report prepared by a licensed engineer
determining whether terraces or retaining walls are the best
geotechnical treatment for this project based on the existing soil
conditions.
Based on the findings of the traffic study, staff cannot recommend
approval of the application due the intersection at Brionne Lane and
Rahling Road will warrant a signal based on the proposed conflicting
northbound and westbound left- turns vs current southbound traffic.
From review of the study it was found that:
At Brionne Lane, the product of northbound left -turns (305
vehicles) and southbound traffic (597 vehicles) during AM peak
hour will
be greater than 180,000 vehicles with the school traffic only, not
considering the undeveloped multi -family parcel to the south. The
10
August 1, 2019
ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A
school traffic only will warrant a protected left -turn movement with
a traffic signal. Warrants for protected left -turn movements are
met when the product is greater than 100,000 vehicles. This
number will further increase significantly in the future as the multi-
family parcel on the south side of Brionne Lane develops along
with the other parcels along Rahling Road. A traffic signal should
be installed prior to the issuance of the .certificate of occupancy.
2. It is recommended that all left -turns out of the facility use the
signalized intersection at Brionne Lane and left -turns should not
be allowed at the north driveway due to the unsafe movement. The
north driveway should be right -in -right -out only. A median cut is
not recommended.
3. Based on Highway Capacity Manual (HCM), the left -turn bay
length for the northbound left -turn movement on Rahling Road will
exceed 500 ft. (cycle lengths of 120 sec. or more). Dual left -turn
lanes are recommended when turn bay lengths exceed 300 ft.
Roadway improvements along Rahling Road and Brionne Lane
should be made to accommodate northbound dual left -turn lanes.
Additional striping is also required for eastbound left -turn
movements on Brionne Lane. With the existing street
improvements, vehicles will stack in the thru lanes on Rahling
Road and Brionne Lane along with future driveways being
blocked on Brionne Lane.
4. The loop around the school should be 2-lanes one-way
(clockwise) to allow right -side drop-offs and minimize conflicts.
5. School flashers will be required on Rahling Rd. unless the school
is completely enclosed by security fencing.
Staff recommends Brionne Lane to remain as a private street with it
only servicing the school and the undeveloped multi -family property
to the south with no other public traffic. Brionne Lane was originally
planned as a public street, accessing a single family subdivision
which is no longer being proposed. The multi -family property to the
south will have another access to Rahling Road. The only need for
public access on Brionne Lane will be for emergency response.
Collection services will not be provided.
As revised, staff cannot recommend approval of the application.
STAFF RECOMMENDATION:
Due to the outstanding issues, staff recommends denial.
11
August 1, 2019
ITEM NO.: 7 (Cont.) FILE NO.: Z-9347-A
PLANNING COMMISSION ACTION: (AUGUST 1, 2019)
The applicants were present. There were no persons present registered as
either in support or in opposition.
Staff presented the item and informed the commission that they had completed
their review of the traffic study and had continued to work through the issues with
the applicant. Staff presented the following update and recommendation.
The school will utilize staggered start and dismissal times as follow:
a. Grades K-4 at 7:45 am and 3:00 pm
b. Grades 5-8 at 8:00 am and 3:15 pm
c. Grades 9-12 at 8:15 am and 3:30 pm
As a condition of approval, the school agrees that if left turns, associated with the
school, onto Brionne from northbound Rahling Road regularly cause the que of
vehicles waiting to turn left onto Brionne to exceed the length of the left turn lane
on Rahling, and obstruct the inside northbound lane on Rahling, the school will
adjust the arrival schedule to eliminate the obstruction of the interior northbound
lane on Rahling.
The north drive has been revised to show it as a right turn in/right turn out only.
The traffic signal will be constructed at the intersection of Brionne and Rahling.
School flashers will be installed on Rahling Road and the pedestrian crossing at
Brionne will be realigned to match the new stop bar.
Brionne will not be dedicated as a public street.
In response to the proposed revisions and agreements, staff is supportive of the
proposed CUP and recommends approval of the CUP subject to compliance with
the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E
and F and the staff analysis in the agenda staff report.
2. Compliance with the following additional conditions proposed by Public Works
in response to the traffic study:
a. Brionne should be striped with a center two-way left turn lane to the
available width to accommodate three lanes.
b. The school agrees to have their traffic engineer present at site on the
opening day of school and subsequent days as long as necessary to
12
August 1, 2019
ITEM NO.: 7 (Cont.) _ FILE NO.: Z-9347-A
monitor the school traffic and to identify any traffic problems/issues during
times of school pick-up and drop-off.
c. If school traffic starts queuing regularly in the northbound left -turn lane on
Rahling Road blocking northbound thru movements, immediate corrective
measures, such as increasing the stagger durations further as needed,
should be taken to adequately address those problems/issues.
d. It will be the responsibility of the school to ensure traffic circulation plans
are enforced using the school's personnel/resources and any traffic
problems must be addressed and resolved by the consulting engineer in
a timely manner.
Staff recommends approval of the land alteration variance to allow 2:1 slopes
with the exposed earthen slopes being protected with love grass or approved
geo-matting prior to issuance of the final certificate of occupancy.
The applicant has proposed for some earthen cuts to be terraced or retaining
walls installed with no specific treatment. The terraces and retaining walls
must be installed in conformance with City of Little Rock codes and policies. A
geotechnical analysis should be conducted and followed with a report prepared
by a licensed engineer determining whether terraces or retaining walls are the
best geotechnical treatment for the project based on existing soil conditions.
There was no additional discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and
conditions. The vote was 8 ayes, 0 noes, 2 absent and 1 open position.
13