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HomeMy WebLinkAboutS-1378 Staff AnalysisSubdivision Committee Comments ITEM NO.: 7 NAME: Eastern College Subdivision Site Plan Review April 10, 2003 FILE NO.: S-1378 LOCATION: On the southeast corner of Forbing Road and Enmar Drive 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. 2. Provide additional on -site parking. Utilizing the existing drive and installing right angle parking off the drive pulling into the parking heading both the east and west. The applicant could gain approximately 40 spaces. This number will be reduced some by the installation of landscape islands but will help the minimize the negative impact of the lack of parking. 3. Provide location of relocated dumpster complete with required screening. Variance/Waivers: 1. None requested. Public Works: 1. The proposed land use would classify Enmar Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30-feet from the Centerline. 2. Forbing Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Enmar Drive with Forbing Road. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Appropriate handicap ramps are required in the public right-of-way. 5. Remove the private dumpster from the public right-of-way. 6. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: No comment received. County Planning: No comment received. CATA: The site is located on Bus Routes #17 and #17A but has no effect on bus radius, turnout and route. Plannina Division: No comment. Landscape: Areas set aside for landscaping and buffers meet with ordinance requirements. An upgrade in landscaping toward compliance with the Landscape Ordinance equal to the expansion proposed (28%) will be required. If new areas are to be paved to help with the parking situation, then provisions will need to be made for meeting zoning buffer and landscape ordinance requirements. Meeting ordinance requirements in this regard should not pose a hardship. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, April 16, 2003_ May 1, 2003 ITEM NO.: 7 NAME: Eastern College Subdivision Site Plan Review FILE NO.: S-1378 LOCATION: On the southeast corner of Forbing Road and Enmar Drive DEVELOPER: Eastern College of Health Vocations 6423 Forbing Road Little Rock, AR 72209 FN(;INFFR' W. William Graham, Jr., Inc. 100 North Rodney Parham Road, Suite 2-13 Little Rock, AR 72205 AREA: 4.29 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: 1-2, Light Industrial PLANNING DISTRICT: 15 —Geyer Springs, West CENSUS TRACT: 20.02 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes the placement two, twenty-four foot by sixty foot permanent modular classroom, in accordance with all city codes, behind the existing building located at 6423 Forbing Road. The applicant has indicated due to an increase in enrollment and the additional program offerings, Eastern College of Health Vocations needs additional classroom space to accommodate the increase in student population. May 1, 2003 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1 There are currently three buildings located on the site; one a modular classroom and two permeate structures. The request is to remove the single modular classrooms and to affix permanently two modular classrooms. There is on -site parking (13-spaces) as well as parking leased from the NAPA Auto Parts store located to the south of the site (90-spaces). B. EXISTING CONDITIONS: The site is being used by Eastern College with the majority of the parking being located off site in a parking lot to the south of the site. Currently there are students and/or facility parking on the grass areas in front of the school on both sides of the driveway. The NAPA Auto Parts store and distribution center is located across Enmar Drive and it appears students are using a portion of this parking as well. The area to the north of the site is being used by large non-residential users such as West Tree Service and Wagner. The areas to the south are also large warehousing and distribution facilities such as Mid -South Appliance, Little Rock Rubber, Looney Tire and an automobile collision repair shop. C. NEIGHBORHOOD COMMENTS: The Wakefield Neighborhood Association and Southwest United for Progress were notified of the Public Hearing along with all owners of property located within 200-feet of the proposed development. As of this writing Staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Enmar Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30-feet from the Centerline. 2. Forbing Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Enmar Drive with Forbing Road. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Appropriate handicap ramps are required in the public right-of-way. 5. Remove the private dumpster from the public right-of-way. 6. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 2 May 1, 2003 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: 5-1378 Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: No comment received. County Planning: No comment received. CATA: The site is located on Bus Routes 17 and 17A but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: No comment. Landscape: Areas set aside for landscaping and buffers meet with ordinance requirements. An upgrade in landscaping toward compliance with the Landscape Ordinance equal to the expansion proposed (28%) will be required. If new areas are to be paved to help with the parking situation, then provisions will need to be made for meeting zoning buffer and landscape ordinance requirements. Meeting ordinance requirements in this regard should not pose a hardship. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) The applicant was not present. Staff stated they had been in contact with the applicant regarding their comments. Staff stated the applicant had previously been granted a request to install one temporary portable building by staff. Staff stated the request was to remove the temporary potable buildings and replace them with two permanent building. Staff stated the request was for a multiple building site plan review (resulting in four buildings on the site). Staff stated the school was leasing parking from an adjoining property owner and, although with the removal of the temporary building seven additional parking 3 May 1, 2003 SUBDIVISION ITEM NO.: 7 Cont. FILE NO.: S-1378 spaces would be gained the site appeared to still have a parking problem. Staff stated with the existing parking and the additional parking to be gained the parking did meet the minimum required parking per the Zoning Ordinance. Staff stated when the site visit was made there were cars parking on the grass areas on both sides for the drive extending from Forbing Road. The Committee members stated this was an enforcement issue. Staff stated this was correct and they were working with the applicant to resolve this issue. There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of issues and concerns raised by Staff and the Subdivision Committee. The applicant has moved the dumpster from the public right-of-way and indicated the location in the area south of the -site in the leased parking area. Staff feels this location with proper screening is a suitable location. The applicant has also increased the on -site parking spaces and labeled the available spaces on the rear lot. There are 90 spaces leased and 13 on -site parking spaces. This is a total of 103 parking spaces. Typically for school minimal parking is required at one space per 300 gross floor area or one space per four students which ever is greater. The site contains 9767 square feet of building area and would require 32 parking spaces. There are 275 students enrolled at the campus, which would require 68 parking spaces. Although, the available parking should be sufficient to meet the typical minimal parking requirement per the ordinance, when Staff made a site visit there were cars parking on the grass areas on both sides of the driveway extending from Forbing Road and the parking area to the rear was near capacity. This is an enforcement issue and the applicant has been given a notice. Staff feels the parking should be dealt with now to avoid the applicant being required to file with the Commission at a later date for parking relief. Staff feels the applicant should install parking along the driveway to increase the available parking on the site to eliminate the violation of students and teachers parking on the grass areas. All other requirements have been met for the multiple building site plan review and there are no other issues associated with the request. Staff does feel the parking issue is a major issue and would recommend denial of the proposed application until the applicant can resolve the parking concerns. STAFF RECOMMENDATION: Staff recommends denial of the proposed request as filed due to the parking concern. El May 1, 2003 ITEM NO.: 7 NAME: Eastern College Subdivision Site Plan Review FILE NO.: S-1378 LOCATION: On the southeast corner of Forbing Road and Enmar Drive DEVELOPER: Eastern College of Health Vocations 6423 Forbing Road Little Rock, AR 72209 FNGINFFR_ W. William Graham, Jr., Inc. 100 North Rodney Parham Road, Suite 2-B Little Rock, AR 72205 AREA: 4.29 acres NUMBER OF LOTS: 2 FT. NEW STREET: 0 CURRENT ZONING: 1-2, Light Industrial PLANNING DISTRICT: 15 —Geyer Springs, West CENSUS TRACT: 20.02 VARIAN C ESNVAIVERS REQUESTED: None requested. A. PROPOSAL: The applicant proposes the placement two, twenty-four foot by sixty foot permanent modular classroom, in accordance with all city codes, behind the existing building located at 6423 Forbing Road. The applicant has indicated due to an increase in enrollment and the additional program offerings, Eastern College of Health Vocations needs additional classroom space to accommodate the increase in student population. May 1, 2003 SUBDIVISION ITEM NO.: 7 (Cont. FILE NO.: S-1378 There are currently three buildings located on the site; one a modular classroom and two permeate structures. The request is to remove the single modular classrooms and to affix permanently two modular classrooms. There is on -site parking (13-spaces) as well as parking leased from the NAPA Auto Parts store located to the south of the site (90-spaces). B. EXISTING CONDITIONS: The site is being used by Eastern College with the majority of the parking being located off site in a parking lot to the south of the site. Currently there are students and/or facility parking on the grass areas in front of the school on both sides of the driveway. The NAPA Auto Parts store and distribution center is located across Enmar Drive and it appears students are using a portion of this parking as well. The area to the north of the site is being used by large non-residential users such as West Tree Service and Wagner. The areas to the south are also large warehousing and distribution facilities such as Mid -South Appliance, Little Rock Rubber, Looney Tire and an automobile collision repair shop. C. NEIGHBORHOOD COMMENTS: The Wakefield Neighborhood Association and Southwest United for Progress were notified of the Public Hearing along with all owners of property located within 200-feet of the proposed development. As of this writing Staff has not received any comment from area residents. D. ENGINEERING COMMENTS: Public Works: 1. The proposed land use would classify Enmar Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30-feet from the Centerline. 2. Forbing Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45-feet from centerline will be required. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Enmar Drive with Forbing Road. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Appropriate handicap ramps are required in the public right-of-way. 5. Remove the private dumpster from the public right-of-way. 6. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 2 May 1, 2003 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1378 Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water at 992-2438 if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: No comment received. County Planning: No comment received. CATA: The site is located on Bus Routes 17 and 17A but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: Areas set aside for landscaping and buffers meet with ordinance requirements. An upgrade in landscaping toward compliance with the Landscape Ordinance equal to the expansion proposed (28%) will be required. If new areas are to be paved to help with the parking situation, then provisions will need to be made for meeting zoning buffer and landscape ordinance requirements. Meeting ordinance requirements in this regard should not pose a hardship. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) The applicant was not present. Staff stated they had been in contact with the applicant regarding their comments. Staff stated the applicant had previously been granted a request to install one temporary portable building by staff. Staff stated the request was to remove the temporary potable buildings and replace them with two permanent building. Staff stated the request was for a multiple building site plan review (resulting in four buildings on the site). Staff stated the school was leasing parking from an adjoining property owner and, although with the removal of the temporary building seven additional parking 3 May 1, 2003 SUBDIVISION EM NO.; 7 (Cont NO.; S-1378 spaces would be gained the site appeared to still have a parking problem. Staff stated with the existing parking and the additional parking did meet the minimum required parking parking to be gained the q p g per the Zoning Ordinance. Staff stated when the site visit was made there were cars parking on the grass areas on both sides for the drive extending from Forbing Road. The Committee members stated this was an enforcement issue. Staff stated this was correct and they were working with the applicant to resolve this issue. M There being no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANAL: The applicant submitted a revised plan to staff addressing most of issues and concerns raised by Staff and the Subdivision Committee. The applicant has moved the dumpster from the public right-of-way and indicated the location in the area south of the site in the leased parking area. Staff feels this location with proper screening is a suitable location. The applicant has also increased the on -site parking spaces and labeled the available spaces on the rear lot. There are 90 spaces leased and 13 on -site parking spaces. This is a total of 103 parking spaces. Typically for school minimal parking is required at one space per 300 gross floor area or one space per four students which ever is greater. The site contains 9767 square feet of building area and would require 32 parking spaces. There are 275 students enrolled at the campus, which would require 68 parking spaces. Although, the available parking should be sufficient to meet the typical minimal parking requirement per the ordinance, when Staff made a site visit there were cars parking on the grass areas on both sides of the driveway extending from Forbing Road and the parking area to the rear was near capacity. This is an enforcement issue and the applicant has been given a notice. Staff feels the parking should be dealt with now to avoid the applicant being required to file with the Commission at a later date for parking relief. Staff feels the applicant should install parking along the driveway to increase the available parking on the site to eliminate the violation of students and teachers parking on the grass areas. All other requirements have been met for the multiple building site plan review and there are no other issues associated with the request. Staff does feel the parking issue is a major issue and would recommend denial of the proposed application until the applicant can resolve the parking concerns. STAFF RECOMMENDATION; Staff recommends denial of the proposed request as filed due to the parking concern. 21 May 1, 2003 SUBDIVISION ITEM NO.: 7 (Cont.) FILE NO.: S-1378 PLANNING COMMISSION ACTION: (MAY 1, 2003) The applicant was present representing the application. There were no objectors present. Staff stated their initial concern had been addressed by the placement of no parking signs on each side of the driveway. Staff stated the administration and students were no longer parking on the grass covered areas. Staff stated if parking became an issue in the future the parking situation would be handled through an enforcement action. Staff stated to their knowledge there were no other outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the proposed requested multiple building site plan review subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5