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HomeMy WebLinkAboutS-0057-II Staff AnalysisApril 30, 1998 ITEM NO.: 19 FILE NO.: S-57--MZ NAME: Cathedral School (Riverdale Site) - Subdivision Site Plan Review LOCATION: Riverfront Drive at Riverdale Road DEVELOPER: ENGINEER: The Cathedral School White-Daters and Assoc. c/o Ron Tabor 401 Victory St. 425 W. Capitol Avenue Little Rock, AR 72201 Little Rock, AR 72201 AREA: 20.20 Acres ZONING• 0-3 & C-3 NUMBER OF LOTS: 3 ALLOWED USES: FT. NEW STREET: 0 General Office and General Commercial PROPOSED USE: Private Middle School/ High School VARIANCES WAIVERS REQUESTED: Waiver for minimum driveway spacing. BACKGROUND: The present Cathedral School is a K through 6 facility which will remain at 17th and Spring Streets in Little Rock. It currently has approximately 330 students. Beginning in the late summer of 1998, the Cathedral Middle School will open its doors with 6th and 7th grades, in temporary quarters. There will be approximately 60 students total the first year. By the late summer of 1999, the 8th grade will be added, and still in temporary quarters, the enrollment will grow to approximately 90 students. The target for development of the new campus is that the initial facility will be ready to open its doors to students in the late summer of 2000, with Phase I of its campus completed. At that time, the student body will include 6th, 7th, 8th, and 9th grades, with loth, 11th and 12th grades added the following three years. April 30, 1998 SUBDIVISION ITEM NO.: 19 (Cont. A. PROPOSAWREQUEST: FILE NO.: 5-57- The following is the applicant's proposal for the school campus development: Middle School 6th, 7th and 8th Grades High School 9th, 10th, 11th and 12th Grades Total projected enrollment Number of teacher and staff at full enrollment(including part-time) Total classrooms Phasing 240 students 320 students 560 students 90 28 Although the actual scope of Phase I will depend upon the success of meeting enrollment projections and capital campaign goals, the projected pace of development is as follows: Phase I - Completed Summer, 2000 AnAroximate Sizes Middle School general classrooms and related 19,370 SF special classrooms and related 3,900 SF High School general classrooms 12,000 SF special classrooms 5,700 SF Administration offices, etc. 51800 SF Library 7,500 SF Cafeteria 10,100 SF Gymnasium 18,000 SF track with football and soccer field (lighted) soccer/practice field (not lighted) five (5) tennis courts Phase II Approximate Sizes High School additional general classrooms 45,000 SF special classrooms Phase III Approximate Sizes Auditorium/Theater 15,500 SF Chapel 14,000 SF Future Gym Expansion, Pool 18,700 SF Phase IV Approximate Sixes Classroom Expansion 20,000 SF 0► April 30, 1998 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: S-57- Phase V Approximate Sizes additional general and special classroom space 28,750 SF Daily Operation: School day, rough projection Faculty and Staff begin arriving at 7:00 a.m. Students dropped off or arrive 7:30 - 8:00 a.m_ 60% students leave at 3:00 p.m. ,(all middle school students are picked up) 40% students remain for: athletics, library, misc. activities until 6:00 p.m. 20% students involved in evening events till 9:00 P.M. Parking: Staff and Faculty 90 spaces Daily Visitors 20 spaces Students Middle School High School - 50% of 10th, 11th and 12th graders 120 spaces Total parking on site plan 338 spaces Special Events Parking The majority of buildings will be two story brick buildings with sloping shingle, or metal roofs and windows with brick or cast lintels and architectural trim. The buildings are located so that they create internal courtyards (or quadrangles) of a traditional collegiate scale and design. All buildings will be constructed of the same brick to create a unified appearance. The campus is organized so that the Middle School classrooms are at the south end, and high school classrooms are at the north end, near the majority of parking. Middle School afternoon pickup by parents is through the queue lane along the east edge of the campus and through the pickup lane bisecting the main part of the facility. At least in the later phases the academic buildings will be enclosed in a fenced area of brick posts and iron rails and pickets, perhaps of a character similar to the UALR fence at University Avenue. On the same phased basis as the buildings, the campus will be heavily landscaped, exceeding the requirements of the City's landscape ordinance. B. EXISTING CONDITIONS: The proposed site is cleared and contains several soccer fields. 3 April 30, 1998 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO. S-57-= The general area along Riverfront Dr. and Brookwood Dr. contains a mixture of residential, office, commercial and industrial; ranging from single-family residential to warehousing. There is an office/mini-warehouse development located between the proposed parking lot and athletic fields along the west side of Brookwood Dr. The Rebsamen Insurance building is located south of the proposed campus site at the corner of Riverfront Dr. and Cedar Hill Road. C. NEIGHBORHOOD COMMENTS: Staff has received several calls from persons requesting information on the proposed development, but no opposition. There was not a neighborhood association to notify. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Driveways shall conform to Sec. 31-210 or Ordinance 16,577. Combine the two entrances of drop-off and pick- up points. 2. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 3. Appropriate handicap ramps will be required per current ADA standards. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. All driveways shall be submitted for approval prior to start work. 6. All driveways shall be concrete aprons per City Ordinance. 7. Riverfront has a 1996 average daily traffic count of 8700. 8. NPDES and grading permits are required prior to construction, site grading and drainage plan will need to be submitted and approved. 9. The driveway entrance on Brookwood Drive near the intersection of Riverdale Road will need to be closed as part of development. 10. Applicant is required to obtain approval from the Levee District to satisfy Stormwater Detention Ordinance. 11. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 12. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 4 April 30, 1998 SUBDIVISION ITEM NO.: 19 fCont.) FILE NO.: 5-57-17L 13. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 14. Utility excavation within proposed rights -of -way shall be per Article V of Sec. 30. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: On -site fire protection may be required. Fire Department: Contact Dennis Free at 918-3752 regarding on -site fire protection. County Planning: No Comment. CATA: The site is within one block of Central Arkansas Transit's bus route #21 (University Avenue Route). F. ISSUES/TECHNICAL/DESIGN: Planning Division: No Comment. Landscape Issues: Areas set aside for buffers and landscaping meet with requirements. Curb and gutter or another approved border will be required to protect all landscaped areas from vehicular traffic. If dumpsters are to be used, their locations should be shown and they must be screened on three sides to a height of 8 feet. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The applicant submitted a revised site plan on April 15, 1998. The revised plan appears to comply with all the comments made by the Subdivision Committee, with the exception of combining the two entrances (one for drop- off/pick-up and one for parking) between Riverfront and Brookwood Drives. The applicant is requesting a waiver for 5 April 30, 1998 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: 5-57- minimum spacing of driveways. Otherwise, there are no outstanding issues associated with this site plan. The ordinance parking requirement for the proposed school use (28 classrooms) is 168 parking spaces. There are 338 parking spaces shown on the site plan. Parking should be no issue. H. STAFF RECOMMENDATIONS: Staff recommends approval of the site plan subject to the following conditions: 1. Compliance with the comments in paragraphs D, E and F. 2. Any site lighting, including the athletic fields and tennis courts, must be directed away from adjacent property. SUBDIVISION COMMITTEE COMMENT: Joe White, Ron Tabor and Charles Witsell were present, representing the application. Staff gave a brief description of the site plan. Staff noted that a dumpster location, if needed, must be shown on the site plan. Staff also noted that site lighting should be directed away from adjacent property. The Public Works Comments were briefly discussed. Bruce Kemmet, of Public Works, noted that there should be only one driveway between Riverfront and Brookwood for the parking lot with drop- off lane. The issue of a sidewalk along the west side of Brookwood Dr. was also discussed. The applicant noted that in order to construct the sidewalk, mature landscaping would have to be disturbed and that the property owner of that property would not agree to the sidewalk construction. There was also discussion as to whether or not sidewalk construction could be required along the frontage of property which is not owned by the developer of the school property. After brief discussion, the Committee accepted the presentation and forwarded the issue to the full Commission for final action. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Joe White, Charles Witsell and Gus Blass were present, representing the application. There were two persons present to 6 April 30, 1998 SUBDIVISION ITEM NO.: 39 Cont. FILE NO.: 5-57-fiL oppose the application. Staff gave a brief description of the proposal with a recommendation of approval with conditions. Charles Witsell addressed the Commission in support of the application. Mr. Witsell briefly described the proposed site plan and discussed the proposed school use. Jim McKenzie addressed the Commission with traffic concerns. He discussed the possible traffic flows in this general area and the possible route of traffic from this site to I-630 with relation to Cedar Street. David M. Powell, representing the owners of the Brookwood Business Center, spoke in opposition to the item. Mr. Powell noted concerns with the proposed site plan. These concerns included parking, the layout of the proposed campus (3 lots) and the possible traffic congestion in the area, primarily on Brookwood Drive. Gene Lewis addressed the Commission in opposition to the site plan. He also noted traffic concerns. Commissioner Berry asked staff if the proposed site plan would be considered over -development of the site. Staff noted that the proposed site plan conforms with the ordinance standards relating to building setbacks, parking, etc. Commissioner Earnest noted that the Cantrell site appeared to be a better school site and that this site would seem to be more difficult to manage. Mr. Witsell stated that the school patrons preferred the Riverdale site. Mr. Witsell addressed Mr. McKenzie's traffic concerns. He noted the school's student demographics. There was additional discussion relating to the parking issue, sidewalks and after hour school functions. Bob Turner, of Public Works, noted that sidewalk would be required along the frontage of Mr. Lewis' property. He stated that Public Works would work with the applicant in order to build the sidewalk within the right-of-way and save the trees in front of Mr. Lewis' property. He stated that pedestrian traffic was a concern. There was additional discussion concerning the school's student demographics and possible future traffic patterns. 7 April 30, 1998 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: 5-57-TS There was also additional discussion regarding the parking requirements. Staff reviewed the parking requirements with the Commission. A motion was made to waive the sidewalk requirements for Brookwood Drive. The motion failed by a vote of 1 aye and 10 nays. A second motion was made to waive the minimum driveway spacing and the minimum driveway distance from an intersection. The motion was approved. A third motion was made to approve the site plan as recommended by staff. The motion failed with a vote of 0 ayes and 11 nays. The application was denied. 8