Loading...
HomeMy WebLinkAboutS-1764 Staff AnalysisITEM NO.: 7. S-1764 NAME: Pulaski County School District Subdivision Site Plan Review LOCATION: located at 925 East Dixon Road Plannina Staff Comments: 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 23, 2015. The Office of Planning and Development must receive the proof of notice no later than December 31, 2015. 2. The cover letter indicates a great deal of construction and/or remodeling to the existing campus. Is there a phasing plan for the new development? 3. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi -phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review 4. Provide details of any existing or proposed signage. 5. Provide details of any existing or proposed fencing. Provide the location, total height and construction material. 6. Provide details of the proposed lighting plan. 7. Provide details of the bleachers, seating. VarianceNVaivers: ■ A variance from the required 70 percent buffer on the west side of the property to allow for planned improvements to the existing bus access road and grading for the new high school. • A variance from trees in buffers on west, north and east sides of the property due to a combination of the density of existing trees along the property perimeter, the use of adjacent property, the rural and low density nature of the area. • A variance from opaque screen on west, north and east sides of property due to a combination of the density of existing trees along the property perimeter, the use of adjacent property, the rural and low density nature of the area and the need to maintain an open, visible perimeter for student security. Dumpster and loading areas of the new school will be located on the west and north sides and will be screened from Dixon Road by the building. Screening will be provided at ground mounted mechanical equipment. • A variance from upgrades of existing, non -conforming parking lots. Little to no work will be performed on three (3) existing parking lots with 456 spaces. Public Works Conditions: 1. Dixon Rd is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Storm water detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. 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. 5. With site development, provide design of street conforming to the Master Street Plan. Provide widening sufficient for construction of a left turn lane with sufficient stack and tapers to comply with AASHTO standards. AHTD is being contacted about the permitting the construction of a center left turn lane. 6. All new driveways shall be constructed with concrete aprons per City Ordinance. 7. Provide a Sketch Grading and Drainage Plan per Sec. 29-186 (e). 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveways should be located at least 150 ft from the side property lines. Variances must be requested for these driveway locations. 10. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. The study should include the on -site traffic and circulation plan with vehicle stack and delays. The study should be provided to staff by December 16, 2015. 11. 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. Utilities and Fire Department/County Planning: Wastewater; Outside the service boundary. No comment. Entergy: Entergy does not object to this proposal. Three phase power line exists around and throughout the existing property. Some of them appear to be in conflict with future plans and will need to be adjusted and/or relocated to accommodate those plans. Relocation costs may be incurred for facilities adjustments. Contact Entergy well in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities as this project proceeds Centerpoint Energy: No comment received. AT & T: No comment. Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. 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 a customer owned line agreement is required. 8. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. 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 (Jason Lowder 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. Parks and Recreation: No comment received. County Planning: 1. Show the name and address of owner/developer. 2. Show source of title 3. Show distance to two land corners. Show State Plane Coordinates for two (2) property corner. 4. Provide surveyor's seal and signature. 5. Provide Engineer's seal and signature. 6. Show contours at minimum 4-foot intervals. 7. Show water crosses entering and leaving the property. 8. Show abutting subdivided property. 9. Prove approval letter from CAW stating water supply design is approved. 10. Provide AHD/ADEQ approval of wastewater system design. 11. Provide letter of approval from local fire department. 12. Provide storm drainage plan. 13. Verify development meets ADA standards. 14. Pay $33.00 review feet. a. Obtain driveway and street improvement permits from AHTD prior to construction for all new driveway work. b. Label all property corners. County Planning Public Works Comments 1. Delineate all drainage areas upstream of all property outflow locations. 2. Provide drainage profiles for all ditch flow lines and lines of culverts 3. Provide standard detail drawing for all drainage areas, inlets, gutters, ditches, channels, culverts, junctions, and culvert outflows. Include bypass calculations for all curb inlets. Include 2-year, 10-year, 25-year and 100-year CFS and velocity calculations. All calculations must be stamped by an Arkansas Registered Professional Engineer. 4. Show allow existing drainage structure on tract. 5. Provide PCRB with copy of ADEQ stormwater approval, erosion control plan, and SWPPP. Rock Region Metro_ Location is not currently served by Rock Region METRO. School service is in our future plans. The plans for the driveways as drawn do not illustrate drop-off areas for each school building. Connecting sidewalks for drop-off areas are essential for ADA access, parking area crossing and bus service. Please clarify how vehicle loading would be facilitated for all essential site plan elements, ball fields and buildings. Building Code: No comment. Plannina Division- No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. 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. 3. 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. 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. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. 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. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, December 16, 2015. April 7, 2016 ITEM NO.: C NAME: Pulaski County School District Subdivision Site Plan Review LOCATION: Located at 925 East Dixon Road DEVELOPER: Pulaski County Special School District 925 East Dixon Road Little Rock, AR 72206 RI IR\/FYOR McClelland Consulting Engineers 900 West Markham Street Little Rock, AR 72201 FILE NO.: S-1764 AREA: 67.9 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: Not Applicable — Located within the City's Exterritorial Planning Jurisdiction where the City exercises subdivision control only PLANNING DISTRICT: 24 — Sweet Home CENSUS TRACT: 40.01 VARIANCEMAIVERS: • A variance from the required 70 percent buffer on the west side of the property to allow for planned improvements to the existing bus access road and grading for the new high school. • A variance from trees in buffers on west, north and east sides of the property due to a combination of the density of existing trees along the property perimeter, the use of adjacent property, the rural and low density nature of the area. ■ A variance from opaque screen on west, north and east sides of property due to a combination of the density of existing trees along the property perimeter, the use of adjacent property, the rural and low density nature of the area and the need to maintain an open, visible perimeter for student security. Dumpster and loading areas of the new school will be located on the west and north sides and will be screened from Dixon Road by the building. Screening will be provided at ground mounted mechanical equipment. April 7, 2016 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1764 • A variance from upgrades of existing, non -conforming parking lots. Little to no work will be performed on three (3) existing parking lots with 456 spaces. • A variance from Sections 30-43 and 31-210 to allow the drives on the eastern and western perimeters nearer the intersection than typically allowed. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The Pulaski County Special School District is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The District is planning improvements to the multiple school facilities on this 67.9-acre campus located at 925 East Dixon Road. The site is not located within the City limits of Little Rock but is located within the City's Exterritorial Planning Jurisdiction in which the City exercises subdivision control only. The improvements include: • Complete demolition of the former Fuller Administrative Annex. • Connect all new and existing facilities to the new Sweet Home sewer system to be located at Dixon Road and eliminate the current sewer ponds. • Construct appropriate stormwater collection/detention system for the campus. • At the existing football stadium, install new artificial turf, resurface tract, upgrade bleachers, lighting and press box, new concession/restroom facilities and parking. • Provide new baseball and softball playfields with associated bleachers, press box and lighting. • Lighting for the fields will be pole mounted energy efficient, "night -sky" type fixtures. The lights will be installed to focus directly on the play fields and tract area only, minimizing light spillover. The light spillover is expected to be less than 0.5 foot candles at the property line. • Construct new 40,000 square foot multi -purpose athletic building and fieldhouse. • Construct a new, comprehensive 150,000 square foot high school with associated parking. The high school will include: 47 instructional spaces; an auditorium with approximately 700 seats; a completion gymnasium with approximately 1,200 seats; a cafeteria to seat approximately 400. • Convert current Mills High School to a middle school with upgraded secure entry. 6 April 7, 2016 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1764 a Demo current Fuller Middle School. ■ Develop new, interior drive systems to separately handle all bus and parent pick-up stacking for both campuses completely on site while reducing the number of drives off Dixon Road. Security gates and fencing will be incorporated with the drive system to improve camps security, control access and deter vandalism in this remote area of the County. The existing district Administrative and Warehouse buildings will remain unchanged. The Administrative parking will be expanded to incorporate some adjacent, existing parking at the current Fuller Middle School. The north staging area of the Warehouse complex will be eliminated and some screening is planned. The existing wooded ravine that runs through the site will be retained to enhance campus' natural landscape aesthetics. Underbrush will be removed and water paths cleared to provide better drainage and to improve student safety. The current Mills High School has an enrollment of 600 students. Although it is anticipated that the enrollment will drop with the separation of the Jacksonville/North Pulaski School District, the new high school is being planned for 700 students. Currently on the entire existing campus there are 725 existing parking spaces for educational use out of a total of 840 parking spaces. When the development is completed, there will be 897 parking spaces available for educational use out of a total of 1,012 parking spaces. For the new high school, a total of 350 parking spaces are required. The Campus is a rural area of South Pulaski County and is bordered on the west and north by the Granite Mountain Quarry; the east by a storage facility, parking lot and a single-family residence located 300-feet from the property line; and south by Dixon Road. The District will be requesting the following variances: ■ A variance from the required 70 percent buffer on the west side of the property to allow for planned improvements to the existing bus access road and grading for the new high school. 4 A variance from trees in buffers on west, north and east sides of the property due to a combination of the density of existing trees along the property perimeter, the use of adjacent property, the rural and low density nature of the area. 3 April 7, 2016 SUBDIVISION M NO.: C (Cont.) FILE NO.: S-1764 • A variance from opaque screen on west, north and east sides of property due to a combination of the density of existing trees along the property perimeter, the use of adjacent property, the rural and low density nature of the area and the need to maintain an open, visible perimeter for student security. Dumpster and loading areas of the new school will be located on the west and north sides and will be screened from Dixon Road by the building. Screening will be provided for all ground mounted mechanical equipment. • A variance from upgrades of existing, non -conforming parking lots. Little to no work will be performed on three (3) existing parking lots with 456 spaces. • A variance from Sections 30-43 and 31-210 to allow the drives on the eastern and western perimeters nearer the intersection than typically allowed. B. EXISTING CONDITIONS: As noted above the Campus is located in a rural area of South Pulaski County and is bordered on the west and north by the Granite Mountain Quarry, to the east is a storage facility, parking lot and a single-family residence and to the south by Dixon Road, an industrial business and single-family homes. East Dixon Road is a two (2) lane road with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site along with Southwest Little Rock United for Progress were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Dixon 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. 2. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the plan. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 12 April 7, 2016 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1 5. With site development, provide the design of street conforming to the Master Street Plan. Provide widening sufficient for construction of a left turn lane with sufficient stack and tapers to comply with AASHTO standards. AHTD is being contacted about the permitting the construction of a center left turn lane. 6. All new driveways shall be constructed with concrete aprons per City Ordinance. 7. Provide a Sketch Grading and Drainage Plan per Section 29-186 (e). 8. Street Improvement plans shall include signage and striping. Public Works must approve completed plans prior to construction. 9. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveways should be located at least 150 feet from the side property lines. Variances must be requested for these driveway locations. 10. Submit a Traffic Impact Study for the proposed project. Study should address trip generation and trip distribution for the development and also should take into account existing and projected traffic growth. The study should include the on -site traffic and circulation plan with vehicle stack and delays. The study should be provided to staff by December 16, 2015. 11. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Enter - Entergy does not object to this proposal. Three phase power line exists around and throughout the existing property. Some of them appear to be in conflict with future plans and will need to be adjusted and/or relocated to accommodate those plans. Relocation costs may be incurred for facilities adjustments. Contact Entergy well in advance to discuss future service requirements, new facilities locations and adjustments to existing facilities as this project proceeds Centerpoint Ener AT & T: No comment. No comment received. 61 April 7, 2016 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: S-1764 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. 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. 3. 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 the Little Rock Fire Department is required. 4. 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. 5. Contact Central Arkansas Water regarding the size and location of water meter. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 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 Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. 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 a customer owned line agreement is required. 8. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 9 April 7, 2016 SUBDIVISION ITEM NO.: C [Cont. FILE NO.: S-1764 9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 10. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. 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 (Jason Lowder 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. Parks and Recreation County Planning. No comment received. 1 Show the name and address of owner/developer. 2. Show source of title 3. Show distance to two land corners. Show State Plane Coordinates for two (2) property corner. 4. Provide surveyor's seal and signature. 5. Provide engineer's seal and signature. 6. Show contours at minimum 4-foot intervals. 7. Show water crosses entering and leaving the property. 8. Show abutting subdivided property. 9. Prove approval letter from CAW stating water supply design is approved. 10. Provide AHD/ADEQ approval of wastewater system design. 11. Provide letter of approval from local fire department. 12. Provide storm drainage plan. 13. Verify development meets ADA standards. III April 7, 2016 SUBDIVISION ITEM NO.: C (Cont. 14. Pay $33.00 review fee. FILE NO.: S-1764 a. Obtain driveway and street improvement permits from AHTD prior to construction for all new driveway work. b. Label all property corners. County Planning Public Works Comments 1. Delineate all drainage areas upstream of all property outflow locations. 2. Provide drainage profiles for all ditch flow lines and lines of culverts. 3. Provide standard detail drawing for all drainage areas, inlets, gutters, ditches, channels, culverts, junctions, and culvert outflows. Include bypass calculations for all curb inlets. Include 2-year, 10-year, 25-year and 100-year CFS and velocity calculations. All calculations must be stamped by an Arkansas Registered Professional Engineer. 4. Show allow existing drainage structure on tract. 5. Provide PCRB with copy of ADEQ stormwater approval, erosion control plan, and SWPPP. Rock Region Metro: Location is not currently served by Rock Region METRO. School service is in our future plans. The plans for the driveways as drawn do not illustrate drop-off areas for each school building. Connecting sidewalks for drop- off areas are essential for ADA access, parking area crossing and bus service. Please clarify how vehicle loading would be facilitated for all essential site plan elements, ball fields and buildings. F. ISSUES/TECHNICAL/DESIGN: Building Code: 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(aVittlerock.oEg or Mark Alderfer at 501.371.4875; malderfer little rock. or . Planning Division: No comment. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. E:3 April 7, 2016 SUBDIVISION ITEM NO.: C (Cont.) LE NO.: S-1 2. 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. 3. 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. 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. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. 6. An automatic irrigation system to water landscaped areas shall be required for developments of one (1) acre or larger. 7. The development of two (2) acres or more requires the landscape plan to be stamped with the seal of a Registered Landscape Architect. 8. 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. G. SUBDIVISION COMMITTEE COMMENT: (December 9, 2015) The applicants were present representing the request. Staff presented an overview of the item stating the request was a multiple building site plan review within an area of the City's Extraterritorial Planning Jurisdiction and within an area the City did not exercise zoning control. Staff stated there were a few outstanding technical issues in need of addressing related to the site plan prior to the Commission hearing the request. Staff requested details concerning the proposed athletic field lighting and any proposed belchers. Staff also requested information concerning any proposed signage. 0 April 7, 2016 SUBDIVISION ITEM NO.: C [Cont. LE NO.: S-1764 Public Works comments were addressed. Staff stated a traffic analysis was required prior to the item being forwarded to the Commission. Staff also stated variances were required for the eastern and western driveway locations. Staff requested the applicant provide a sketch grading and drainage plan. Staff stated Dixon Road was classified on the Master Street Plan as a minor arterial which would require a right of way dedication of 45-feet from centerline. Landscaping comments were addressed. Staff stated the plan as indicated appeared to comply with the minimum eight (8) percent interior landscape requirements. Staff stated a perimeter planting strip of nine (9) feet was required adjacent to the perimeters of the site. Staff stated screening of the vehicular use area was required adjacent to the street rights of way. Staff stated this was to be accomplished by the placement of shrubs or vines planted every thirty (30) linear feet. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the technical issues associated with the request. The applicant has provided additional information concerning the proposed athletic field lighting and the proposed belchers. The applicant has also provided information concerning the proposed signage plan. The Pulaski County Special School District is requesting Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The District is planning improvements to the multiple school facilities on this 67.9-acre campus located at 925 East Dixon Road. The site is not located within the City limits of Little Rock but is located within the City's Exterritorial Planning Jurisdiction in which the City exercises subdivision control only. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. The improvements include the complete demolition of the former Fuller Administrative Annex to allow the construction of a new high school and parking. The plans include the construction of a new, comprehensive 150,000 square foot high school with associated parking. The high school will include: 10 April 7, 2016 SUBDIVISION ITEM NO.: C Cont.) FILE NO.: S-1764 47 instructional spaces, an auditorium with approximately 700 seats, a competition gymnasium with approximately 1,200 seats and a cafeteria to seat approximately 400. The school will connect all new and existing facilities to the new Sweet Home sewer system to be located at Dixon Road and eliminate the current sewer ponds. It is anticipated the ponds may be used to aid in providing the appropriate stormwater collection and detention system for the campus. The existing football stadium will be renovated by the installation of new artificial turf, upgraded bleachers, lighting and a press box, a new concession stand and restroom facilities and additional parking. The site plan includes new baseball and softball playfields with associated bleachers, press box and lighting. The lighting for the fields will be pole mounted energy efficient, "night -sky" type fixtures. The lights will be installed to focus directly on the play fields and tract area only to minimizing light spillover. The light spillover is expected to be less than 0.5 foot candles at the property line. The plan also includes the construction of a new 40,000 square foot multi -purpose athletic building and fieldhouse. The plan includes the conversion of the current Mills High School to a middle school with upgraded secure entry. The existing Fuller Middle School will be demoed. A new interior drive systems to separately handle all bus and parent pick-up stacking for both campuses completely on site while reducing the number of drives off Dixon Road is proposed. Security gates and fencing will be incorporated with the drive system to improve camps security, control access and deter vandalism in this remove area of the County The existing district Administrative and Warehouse buildings will remain unchanged. The administrative parking will be expanded to incorporate some adjacent, existing parking at the current Fuller Middle School. The north staging area of the warehouse complex will be eliminated and some screening is planned. The existing wooded ravine that runs through the site will be retained to enhance campus' natural landscape aesthetics. Underbrush will be removed and water paths cleared to provide better drainage and to improve student safety The current Mills High School has an enrollment of 600 students. Although it is anticipated that the enrollment will drop with the separation of the Jacksonville/North Pulaski School District, the new high school is being planned for 700 students. 11 April 7, 2016 SUBDIVISION ITEM NO.- C (Cont. FILE NO.: S-1764 Currently on the entire existing campus there are 725 existing parking spaces for educational use out of a total of 840 parking spaces. When the development is completed, there will be 897 parking spaces available for educational use out of a total of 1,012 parking spaces. For the new high school, a total of 350 parking spaces are required. The signage plan includes the removal of the existing sign at Fuller Middle School. The existing monument sign at the administration building is to remain. The existing monument sign at the current Mills High School will be updated. A new monument sign is proposed at the new high school. The applicant has indicated an electronic marque sign for the campus will be installed. The design of the sign has not been completed. The request includes variance from the buffer ordinance requirements, paving requirements for parking lots and from the Master Street Plan and Subdivision Ordinance to allow driveway spacing variances. The applicant is requesting a variance from the required 70 percent buffer on the west side of the property to allow for the planned improvements to the existing bus access road and allow for proper grading for the new high school. The applicant is seeking a variance from the requirement of trees in buffers on west, north and east sides of the property due to a combination of the density of existing trees along the property perimeter, the use of adjacent property and the rural and low density nature of the area. The applicant is also requesting a variance from opaque screen requirement on the west, north and east sides of property due to a combination of the massing of existing trees along the property perimeter, the use of adjacent property and the rural and low density nature of the area. In addition the applicant states there is a need to maintain an open, visible perimeter for student security. The request also includes a variance to not provide irrigation for the landscaped areas. The applicant has indicated temporary irrigation will be installed for up to 18 months for plant establishment. The applicant is requesting LEED certification which awards points for water efficient landscaping. The applicant states native/adapted plants will be installed on the project. The dumpster and loading areas of the new school will be located on the west and north sides of the site and will be screened from Dixon Road by the building. The applicant states screening of ground mounted mechanical equipment will be provided. The applicant is seeking a variance from any required upgrades of the existing, non -conforming parking lots. The applicant states little to no work will be performed on the three (3) existing parking lots which contain 456 spaces. 12 April 7, 2016 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1764 The applicant is also requesting a variance from Sections 30-43 and 31-210 to allow the drives on the eastern and western perimeters nearer the intersection than typically allowed. The request allows the drives to remain near their existing locations but to be upgraded to allow a wider width and reinforced asphalt to better serve the bus traffic on the site. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three years from the date of approval. If an approved multi -phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. The applicant has indicated the redevelopment of the site will begin in spring 2016 with the commencement of site improvements. In the summer 2016 construction on the high school will begin and the fall of 2017 the new high school construction will be completed. The applicant submitted a traffic analysis to staff for consideration. Based on the details of the traffic analysis staff is continuing to review the results. Staff will provide an overview of the analysis and the findings of the study at the January 7, 2016, Public Hearing. STAFF RECOMMENDATION: Staff recommendation forthcoming. PLANNING COMMISSION ACTION: (JANUARY 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating they were requesting a deferral of the item to the February 25, 2016, public hearing. Staff stated the Arkansas State Highway and Transportation Department (AHTD) had provided them with their requested street design earlier in the day. Staff stated they needed additional time to review the request with the applicant and AHTD to determine what improvements would be completed and the phasing of the improvements. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Pulaski County Special School District (PCSSD) and staff have agreed on the design of the east bound left turn lane at Mills High School as shown in the attachment. The 13 April 7, 2016 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1764 design consists of widening Dixon Road with construction of a left turn at the western most Mills High School driveway which is the main entrance into the school for students and buses. The turn lane will consist of about 80 feet of vehicle stack sufficient for two (2) school buses. West and east of the left turn lane, the tapers will extend approximately 320 feet in each direction. The majority of the left turn lane construction will occur across the frontage of the property to the west. The Arkansas State Highway and Transportation Department (AHTD) has tentatively approved construction of a left turn lane at the school with either open shoulders or curb and gutter street sections. The proposed improvements are subject to final permitting from AHTD at the time of construction. At the time of this writing, PCSSD has not made a determination of whether the left turn lane will be constructed as conditioned by City of Little Rock staff. Since a determination has not been made by PCSSD, staffs recommendation is forthcoming. PLANNING COMMISSION ACTION: (FEBRUARY 25, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had requested on February 24, 2016, a deferral of the item to the April 7, 2016, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion. A motion was made to approve the By-law waiver with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. AFF UPDATE: This item has been deferred a number of times to allow the applicant and staff to work through an agreement concerning the street improvements which would be required with the redevelopment of the Mills School Campus. The applicant and staff have not been able to reach an agreement due to staffs request for street improvements and the applicant's desire to not provide any additional paving with the redevelopment of the site. Due to the required approval of the Subdivision Site Plan (Section 31-13 of the Little Rock Code of Ordinances) for the Mills School Campus the redevelopment is subject to compliance with the Boundary Street Ordinance (Chapter 30 of the Little Rock Code of Ordinances), which requires the adjacent boundary street, Dixon Road, to be improved to a minor arterial street standard for the length of the property. The minor arterial street standard requires the new back of curb to be placed 29.5-feet from the centerline (an additional travel lane provided) with a sidewalk placed at the property liV April 7, 2016 SUBDIVISION ITEM NO.: C (Cont.) FILE NO_ S-1764 line. Instead of constructing the typically required one-half street improvements for a minor arterial street standard, staff feels the widening, for this portion of Dixon Road, should include additional paving and to allow striping of a center turn lane for the length of the property with sufficient stacking and transitions. Although the improvements do not appear to be necessary at this time a similar issue is currently occurring on South Bowman Road near West 36th Street. A large number of apartments have been approved and additional apartments are currently being considered by the City for rezoning. Like Dixon Road, South Bowman Road, is a minor arterial street. Currently the major complaint by area residents on South Bowman Road is the condition of South Bowman Road (narrow lanes with open ditches for drainage) from West 36th Street to Kanis Road. Staff's research of the past developments adjacent to South Bowman Road has found that several developments adjacent to South Bowman Road were approved with the condition of compliance with the Boundary Street Ordinance requirements but the improvements were not installed. It appears decisions were made by previous staff members to not require South Bowman Road to be improved with the development of the adjacent sites. It is staffs opinion that the street improvements were not required to be constructed because at that time the improvements were not needed nor would they be needed in the near future due to the traffic counts in the area at that time. This is no longer the case and South Bowman Road is in need of widening. Dixon Road is a State Highway which is governed by the Arkansas State Highway and Transportation Department (AHTD). Staff has contacted AHTD and it was stated if the City required improvements to the roadway as a part of the approval process of the site plan for the Mills School Campus then their agency would permit these improvements. Staff feels the improvements to the roadway should be installed as per the Boundary Street Ordinance requirements and as indicated above. Staff recommends the Commission take two (2) votes on this application; one vote on the site plan review request and the other for a waiver of the Boundary Street Ordinance requirements. PLANNING COMMISSION ACTION: (APRIL 7, 2016) The applicant was present. There were no registered objectors present. Staff presented the item stating the applicant had revised the site plan and proposed to install an east bound left turn lane at the western most driveway on Dixon Road. Staff stated the left turn lane would provide 80 feet of stack with at least 320 feet of tapers. Staff stated the taper section of the street would extend beyond the west property line. Staff stated the left turn lane had been approved to be permitted by AHTD since Dixon Road was a State controlled roadway provided the street improvements were constructed per 15 April 7, 2016 SUBDIVISION ITEM NO.: C (Cont. FILE NO.: S-1764 AHTD street standards. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance requests from Sections 30-43 and 31-210 to allow the drive on Dixon Road nearer the property line than typically allowed per ordinance. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 8 ayes, 0 noes and 3 absent. 16