HomeMy WebLinkAbout2002-06-11 - Agendas - Final FAYETTEVALE i
THE CITY OF FAYErrEVILLE. ARKANSAS
CITY COUNCIL
AGENDA
JUNE 119 2002
A special meeting of the Fayetteville City Council will be held on June 11 , 2002 at
5 :30p.m. in Room 219 of the City Administration Building located at 113 West Mountain
Street, Fayetteville, Arkansas.
1 . PLANNING COMMISSION APPEAL: An appeal of a Planning Commission
decision regarding Conditional Use 02- 14 for the Fayetteville School District to
allow an additional 18 parking .
117 WEST MOUNTAIN 77701 474621-7700
FAX 4796750267
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Meeting of June 11 , 2002f n�)
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Jordan t/
Reynolds
Thiel
Young ✓
Marr
Bechard
Davis ✓
Santos
Coody
Jordan
Reynolds
Thiel
Young
Marr
Bechard
Davis
Santos
Coody
FAYETTEVIi LE
WE CITY OF FAVETTEVLM ARKANSAS
CITY COUNCIL
AGENDA
JUNE I It 2002
A special meeting of the Fayetteville City Council will be held on June 11 , 2002 at
5 : 30p.m. in Room 219 of the City Administration Building located at 113 West Mountain
Street, Fayetteville, Arkansas.
PLANNING COMMISSION APPEAL: An appeal of a Planning Commission
n�J decision regarding Conditional Use 02- 14 for the Fayetteville School District to
�J allow an additional 18 parking .
G,
J
777 WEST MOUNTAIN 75701 4794MI-7700
FAX 4796754tW
RECEIV ED
JUN 0 4 2002
CIN pF FAYETTEViLLE
Cii CORK'S OFFICE
June 3, 2002
Ms. Heather Woodruff
Fayetteville City Clerk
Administration Building
RE: Appeal of the Planning Commission's failure to
grant Conditional Use 02-14 for the Fayetteville
School District to allow an additional 18 parking
spaces in excess of the 36 spaces allowed as of right,
plus 20 % (7) administratively granted for total request
of 61 as shown on the Large Scale Development plat
(02-14) which was approved by the Planning
Commission
Dear City Clerk:
Aldermen Lioneld Jordan, Kevin Santos and Bob
Davis in unison hereby appeal the decision of the Planning
Commission denying Conditional Use 02-14 as requested
by the Fayetteville School District. The Fayetteville School
District joins in this appeal .
§163 .02 of the Unified Development Code provides
for the procedure and conditions for the Planning
Commission to hear and decide Conditional Use requests .
The City of Fayetteville Planning Staff recommended
approval of this Conditional Use to the Fayetteville
Planning Commission and noted that the Fayetteville
06 - 04 - 02A08 : 15 RCVD
0 0
School District had " complied with specific rules governing
this individual conditional use request", and that " Granting
the conditional use will not adversely affect the public
interest."
The Fayetteville Planning Department also found " parking
for the school will be better organized as a result of the
proposed changes. This will enhance pedestrian and
vehicular safety on the site and on adjoining streets. " The
Planning Department further found that " the parking areas
will be much more consolidated . . . . (and) one existing
parking lot completely eliminated . "
Finally the Planning Department found :
" The additional parking requested is generally
compatible with adjacent properties and with
other property in the district. This is a net
decrease and a better organization of parking
areas as a result of the changes that will occur as
a result of this development."
§ 172.01 of the Unified Development Ordinance
provides that: " Parking lots may contain up to 20 % more
spaces than the required minimum." The Planning
Department determined the required minimum parking
spaces pursuant to the parking lot ordinance is 36. Twenty
percent of this allows seven additional spaces for a total of
43. The Conditional Use request from the Fayetteville
School District was for an additional 18 for a total of 61 .
The school currently has 70 parking spaces and a staff of 51 .
The Planning Commission should have granted the
conditional use for an additional 18 spaces to make a total
of 61 as shown by the Plat approved by the Planning
0 0
of 61 as shown by the Plat approved by the Planning
Commission because of the findings and recommendations
of the Fayetteville Planning Department and evidence of
need presented by the Fayetteville School District, the
.Parent/ Teachers Organization and others. Unfortunately,
the vote to grant the Conditional Use failed on a vote of
three to three. The affected property and school are located
in Ward 4 of the City of Fayetteville.
We, the undersigned Aldermen of the City of
Fayetteville (including both Aldermen form Ward 4) in
unison appeal the decision of the Planning Commission
denying the Conditional Use Request 02-14 on behalf of and
with the agreement and concurrence of the Fayetteville
Sch l District.
LIO JORDAN K VIN SAN OS
Ald an Ward 4 Alderman Ward 4
BO DAVIS
Alderman Ward 3
The Fayetteville School District hereby joins in this appeal of
the denial of our requested Conditional Use 02-14 and thanks the
Aldermen sponsoring this appeal to the City Council .
FAYETTEVILLE PUBLIC SCHOOLS
By:
itle
FAYETTEVILLE
THE CITY OF FAYETTEVILLE, ARKANSAS
113 W. Mountain St.
Fayetteville, AR 72701
Telephone: (479) 575-8264
PLANNING DIVISION CORRESPONDENCE
TO: Fayetteville Planning Commission
FROM : Dawn T. Warrick, Senior Planner
THRU : Tim Conklin, A.I.C.P., City Planner
DATE: May 22, 2002
CUP 02- 14.00: Conditional Use (Leverett Elementary School, pp 443) was submitted by
Geoffrey Bates of Crafton, Tull, & Associates Inc., on behalf of Fayetteville School District for
property located at 1124 W. Cleveland Street. The property is zoned P- 1 , Institutional and
contains approximately 5 .41 acres. The request is for 15 parking spaces in excess of that allowed
by code.
RECOMMENDED MOTION:
Staff recommends approval of the conditional use subject to the following conditions:
1 . Compliance with all conditions of the accompanying large scale development.
2. Only two ADA accessible parking spaces will remain in the area adjacent to the gym
and cafeteria portions of the school once the new parking lot(s) have been installed.
This area will be utilized for ball courts, deliveries, and solid waste service only and
not as a general use parking lot. The applicant has been advised of A.D.A.
requirements. The applicant is responsible to ensure that these spaces meet A.D.A.
requirements, are available during school hours, and to ensure the children's safety
within this area.
3. The applicant shall install a sign at the parking area closest to the building on the
north side stating that the area is for ADA parking and deliveries/service only in
order to prevent general access to that area which will serve as a hard court play
area for children.
PLANNING COMMISSION ACTION: Required YES
O Approved Denied
Date: May 28, 2002
H:IUSERSICOMMOMDANNr1REPOR7NCV002-mportsVewmti(Parking)_mp01-Itt c
Planning Commission
May 28, 1002
CUP 02-14. 00
Page 7. 1
Comments:
The "CONDITIONS OF APPROVAL" listed in this report are accepted in total without exception by the
entity requesting approval of this conditional use.
Name: Date:
BACKGROUND:
Leverett Elementary School, located at the northwest corner of Garland and Cleveland is
making some site changes as a result of an AHTD improvement project that will
reconfigure and widen Garland Ave. on the school's eastern boundary. These changes will
provide a safer intersection as well as a multipurpose trail adjacent to the school facility.
When Garland is widened, the school will loose a great deal of parking which is currently
existing along the front of the building facing that street. The school wishes to replace
those spaces and to relocate several more spaces which are located within two other
parking areas. One of these areas is on the far west side of the property and the other is at
the northeast corner of the building near the gym and cafeteria facilities. The parking area
along Hall Ave. (western side) will be completely eliminated. The only spaces. proposed for
the parking area at the cafeteria and gym facilities are two ADA spaces to provide access to
this part of the building which is several feet lower in elevation than the main portion of
the school. The only way to access these areas from ground level is to enter from the
current parking are at the northeast. The remainder of the surfaced area at this corner of
the building will be used for hard court recreational activities.
On the property at this time, there are 70 parking spaces. The applicant has proposed to
reconfigure and install a total of 61 spaces with this development. While this is a net
reduction, the number of proposed spaces still represents 15 spaces more than the city's
parking lot ordinance permits for the development.
According to the applicant, the school has 51 employees and contains 51 ,030 s.f. Within
that space, the use areas are broken down as follows:
Gymnasium 2,880 s.f.
Cafeteria 2,400 s.f.
Library 2,400 s.f.
Classrooms 43,350 s.f.
The parking lot ordinance requires that parking for a school is calculated based on the
classroom area at a ratio of 1 space per 1 ,200 s.f. of classroom space. This equates to a
N:IUSERSICOMMOMOA NN7)REPORTSIPC11002_reportrlleveren(parking)_cup02-1 doc
Planning Commission
May 28, 2002
CUP 02-14. 00
Page 7.2
requirement of 36 spaces and an allowance (+20%) of 43 spaces. With the proposed 61
spaces, the applicant is requesting this conditional use permit to allow the excess 18 spaces.
SURROUNDING LAND USE AND ZONING
North: Vacant, R-O / Single family homes, R- 1
South: University of Arkansas parking lot, P- 1
East : Multi family residential, R-3
West: Multi family residential, R-3 / Single family homes, R- I
GENERAL PLAN DESIGNATION Residential / School
§ 163.02. AUTHORITY; CONDITIONS; PROCEDURES.
B. Authority; Conditions. The Planning Commission shall :
1 . Hear and decide only such special exemptions as it is specifically
authorized to pass on by the terms of this chapter.
2. Decide such questions as are involved in determining whether a
conditional use should be granted; and,
3. Grant a conditional use with such conditions and safeguards as are
appropriate under this chapter; or
4. Deny a conditional use when not in harmony with the purpose and intent
of this chapter.
C. A conditional use shall not be granted by the Planning Commission unless and
until :
1 . A written application for a conditional use is submitted indicating the
section of this chapter under which the conditional use is sought and
stating the grounds on which it is requested.
Finding: The applicant has submitted a written application requesting
2. The applicant shall pay a filing fee as required under Chapter 159 to cover
the cost of expenses incurred in connection with processing such
application.
H:IUSERSICOMMONIDA WTIRE.POR7WCV002 mporrsVewmtt(porking)mPOI-/doe
Planning Commission
May 18, 1001
CUP 01-14.00
Page 7. 3
Finding: The applicant has paid the required filing fee.
3. The Planning Commission shall make the following written findings before
a conditional use shall be issued:
(a.) That it is empowered under the section of this chapter described in
the application to grant the conditional use; and
Finding: The Planning Commission is empowered under § 172.01 (D)(2) to grant the
requested conditional use permit.
(b.) That the granting of the conditional use will not adversely affect
the public interest.
Finding: Granting the conditional use will not adversely affect the public interest.
(c.) The Planning Commission shall certify:
( I .) Compliance with the specific rules governing individual
conditional uses; and
Finding: The applicant has complied with specific rules governing this individual
conditional use request.
(2.) That satisfactory provisions and arrangements have been
made concerning the following, where applicable:
(a.) Ingress and egress to property and proposed
structures thereon with particular reference to
automotive and pedestrian safety and convenience,
traffic flow and control and access in case of fire or
catastrophe;
Finding: As shown on the accompanying large scale development plans, parking for
the school will be better organized as a result of the proposed changes. This
will enhance pedestrian and vehicular safety on the site and on adjoining
streets.
(b.) Off-street parking and loading areas where required,
with particular attention to ingress and egress,
economic, noise, glare, or odor effects of the special
exception on adjoining properties and properties
generally in the district;
Finding: With the changes proposed, parking areas will be much more consolidated.
H.,I USERSICOMMONIDA ON71REPOR731PC11001_mporisliewreti(parking)_cup01-1410
Planning Commission
May 28, 2002
CUP 02-14.00
Page 7.4
The majority of parking will be located on the north side of the school and
there will be one existing parking lot (the parking which is currently closest
to adjoining single family homes) completely eliminated.
(c .) Refuse and service areas, with particular reference
to ingress and egress, and off-street parking and
loading,
Finding: No changes are proposed.
(d.) Utilities, with reference to locations, availability,
and compatibility;
Finding: Utilities already exist to serve this site, no changes are proposed.
(e.) Screening and buffering with reference to type,
dimensions, and character;
Finding: See large scale development.
(f.) Signs, if any, and proposed exterior lighting with
reference to glare, traffic safety, economic effect,
and compatibility and harmony with properties in
the district;
Finding: N/A
(g.) Required yards and other open space; and
Finding: See large scale development.
(h.) General compatibility with adjacent properties and
other property in the district.
Finding: The additional parking requested is generally compatible with adjacent
properties and with other property in the district. There is a net decrease
and a better organization of parking areas as a result of the changes that will
occur as a result of this development.
H. IUSER51COMAfOMDAHh7lREPOR7nPC12002_nponsllewren(porking)MP02-Itlx
Planning Commission
May 28, 1002
CUP 02-14.00
Page 7.5
From UDO — Chapter 172 : Parking and Loading
§172.01 OFF-STREET PARKING LOT DESIGN REQUIREMENTS.
D. Standards for the Number of Spaces, by Use.
2. Maximum Number Allowed. Parking lots may contain up to 20% more spaces than the required
minimum. Any additional spaces above 20% shall be allowed only as a conditional use and shall be
granted in accordance with Chapter 163 , governing applications of conditional uses; procedures, and
upon the finding that additional spaces are needed.
H. IUSERSICOMMOMDA HN71REPOR7SIPC12002_reports)(evereu(parking)_mp02-16oc
Planning Commission
May 28, 2002
CUP 02-14. 00
Page 7. 6
§161 .19 DISTRICT P-1 provided, however, that any building which
INSTITUTIONAL. exceeds the height of 20 feet shall be set
back from any boundary line of any
A. Purpose. The Institutional residential district a distance of one foot for
District is designed to protect and facilitate each foot of height in excess of 20 feet.
use of property owned by larger public
institutions and church related organizations.
E. Building Area. On any lot the
B. Uses. area occupied by all buildings shall not
exceed 60% of the total area of such lot.
1 . Permitted Uses.
Unit 1 City-Wide Uses by Right (Code 1991 , § 160.042; Code 1965 , App. A,
Unit 4 Cultural and Recreational Art. 5(XI); Ord. No. 1747, 6-29-89; Ord.
No. 2603 , 2- 19-80; Ord. No. 2621 , 4- 1 -80)
Facilities
2. Uses Permissible on
Appeal to the Planning Commission,
Unit 2 City-Wide Uses by
Conditional Use Permit
Unit 3 Public Protection and Utility
Facilities
Unit 10 Multi-Family Dwelling -
Hi h Density
C. Bulk and Area
Regulations/Setbacks. Setback lines shall
meet the following minimum re uirements:
From Street ROW 30 ft.
From Street ROW if 50 ft.
Parking is Allowed between
the ROW and the Building
From Side Property Line 20 ft.
From Side Property Line 25 ft.
When Contiguous to a
Residential District
From Back Property Line 25ft.
From Center Line of Public 10 ft.
Alley
D. Height Regulations. There shall
be no maximum height limits in P- 1 District,
NI USERnCOMMO,vIDAWTIREPOR7SIPC12002_reportrllewrelt(parkingl_cup02-1foe
Planning Commission
May 18, 1001
CUP 01-14. 00
Page 7. 7
Mill District Neighborhood
Proposed Rezoning Survey
Fayetteville Neighborhood Zoning Study
Pilot Project 2002
1 . 1 am a (check all that apply):
❑ Resident of the neighborhood
❑ Owner of property in the neighborhood
❑ Renter of property in the neighborhood
❑ Owner of property in the proposed rezone area
Address
2. Do you feel that the proposed areas should be rezoned to a less intense use?
❑ Yes
❑ No
3. If you agree about the rezoning, what zoning classification would you like to
see in these areas.
❑ R- 1 Low Density Residential
❑ RS Residential Small Lot
❑ R- 1 .5 Moderate Density Residential
❑ R-2 Medium Density Residential
❑ R-3 High Density Residential
❑ R-O Residential Office
❑ C- 1 Neighborhood Commercial
❑ C-2 Thoroughfare Commercial
❑ C-3 Central Commercial
❑ Other
4. Additional comments.
Planning Commission
May 28, 2002
CUP 02-14. 00
Page 7.8
0 as
�,,�- Crafton , Tull & Associates , Inc .
P.O. Box 549 Rogers, AR 72757 479.636.4838 Fax 479.631 .6224 www.craftull.com
April 17, 2002
Mr. Tim Conklin
113 West Mountain
Fayetteville, AR 72701
RE: Leverett Elementary School
Dear Mr. Conklin,
This letter is to request a conditional use permit for the proposed parking spaces at Leverett
Elementary School . The parking spaces required using a 1 / 1200 ratio is 41 spaces
including 2 handicap spaces. The allowable parking with 20% overage is 49 spaces. We
are proposing 58 spaces including 2 handicap spaces in two separate parking lots.
The existing parking lot along Garland Street will be destroyed when Garland Street is
widened. Also, the entry to the school will be forced to front Cleveland Street. This is one
reason for the addition of the small parking lot located off of Cleveland Street (9 spaces).
This parking lot will be used for parents to pick up sick children and for parent teacher
conferences. However, by adding the small parking lot to the site, it has caused us to go
over the allowable number of parking spaces. Therefore, we are asking for a conditional
use permit to allow the additional parking spaces.
If you have any questions or require additional information, please feel free to call.
Sincerely,
Crafton, Tull & Associates, Inc.
/0.4
Geoffrey H. Bates, P.E.
Project Manager
Planning Commission
May 28, 2002
A r c h i t e c t s E n g i n e e r s & S uCUr 02-14.80 y o r s
Page 7..$
MAY-23-2002 THU 08 : 04 AM • FAX N0, • P, 01
To: Sara Edwards
From: Roy Karr
Re: Additional Parking Request
Date: 5/22/02
As per your request, 1 am sending the following information for your review.
Leverett Elementary School
51. Staff Members
51 ,030 total square footage of building
-2,880 sq. ft. gym
-2,400 sq. ft. dining
-2,400 sq. ft. library
-43,350 sq. ft. classrooms
Planning Commission
May 28, 2002
CUP 02-14.00
Page 7. 10
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Il000 I—'R.?'Lia,R: R-2L�2Overview Legend
_ _ Legend
Subject Property Boundary Master Street Plan
- CUP02-14.00 "%_r Planning Area FreewaYlFxpresswaY
0 0009 Ove �- �yday District %.# Principal Arterial
Sheets eocoo8 A
' - - ICiry Limits '' \•I Minor Arterial
-.. ExisOng L — — ♦ � � Collector
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0.25 0.25 0
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.®-61storiccolle"0075 Planning Commission
May 28, 2002
Flo Mile CUP 02-14.00
Page7. 12
Planning Commission • •
May 28, 2002
Page 9
LSD 02- 14.00: Large Scale Development (Fayetteville School District, pp 443) was
submitted by Geoffrey Bates of Crafton, Tull, & Associates on behalf of Fayetteville
School District for property located at 1 124 W. Cleveland Street. The property is zoned
P- 1 , Institutional and contains approximately 5 .41 acres with 61 parking spaces proposed.
Hoffman: Itcm number six on the Final agenda is LSD 02- 14.00 for Fayetteville
School District which was submitted by Geoffrey Bates of Crafton, Tull &
Associates on behalf of the Fayetteville School District for property
located at 1124 W. Cleveland. This property is zoned P- 1 , Institutional
and contains approximately 5 .41 acres with 61 parking spaces proposed.
Seven is CUP 02- 14.00 and eight is CUP 02- 16.00. Staff findings are the
Arkansas Highway Department is widening Garland Avenue, which will
affect the existing parking situation for Leverett Elementary School.
Because of this, the elementary school is proposing two new parking lots.
One parking lot will be located north of the school along Garland Avenue
and the other parking lot will be located west of the school on Cleveland.
The Cleveland Street Parking lot will be a relocation to the school 19
Currently 16% of the site is existing canopy. The applicant is proposing to
preserve 14% of the site and utilize onsite mitigation for canopy that is to
be removed. The recommendation is approval subject to all of the
conditions. We have 12 conditions of approval. Tim, do we have signed
conditions of approval?
Conklin: No.
Hoffman: 1 will go ahead and read these into the record 1 ) Planning Commission
approval of the conditional use for parking in addition to that allowed by
code. The maximum number of spaces allowed by code is 43 . The
proposal is for 61 spaces. 2) Planning Commission and City Council
approval of a street right-of-way vacation. There is existing right-of-way
running through this property that must be vacated by the City prior to the
issuance of any permit. 3) Planning Commission approval of a variance
request from UDO § 172.01 (C.)(3) which requires a one-way aisle width
for 45 degree parking stalls to be 12 ' . The request is for an aisle width
that varies in size from 21 .3 ' to 23 ' in width as shown on the plans. Staff
is in support of the additional aisle widths as shown on the plans due to
the school bus traffic pattern. 4) A Conditional Use must be approved
prior to the relocation of any school related activities in the R- 1 zoning
district. 5) A decorative fence or other approved barrier shall be placed
around the storm water detention basin. 6) Approval shall be granted from
the adjacent property owner for the proposed detention pond discharge
quantity and location. If written approval cannot be obtained, the storm
water discharge shall be designed to match pre-developed discharge
conditions or the storm water shall be routed to the Garland Avenue right-
of-way with the approval of the Arkansas Highway and Transportation
Planning Commis •
May 28, 2002
Page 10
Department. 7) A parking lot permit is required prior to any grading or
site work beginning. Is the applicant present?
Karr: I am Roy Karr, Associate Superintendent of the Fayetteville School
District. I am here to answer questions on all three of the items.
Hoffman: Ok, do you have a presentation that you would like to make?
Karr: We don't. Everyone has a copy of our plans but we would be happy to do
a presentation if you want. I think I would rather discuss any concerns
you may have.
Hoffman: Ok. Tim, do you want to give us some background?
Conklin: Madam Chair, with regard to the large scale development, our Sidewalk
Division has reviewed the plan this evening and one comment to add on as
a condition is in regard to the sidewalk along Hall Avenue. Their
recommendation is for a sidewalk to be installed along Hall Ave. Chuck
Rutherford is here if you have any questions of him. We have a large scale
development that is relocating the existing parking lot to behind the
school. The school district has requested that the parking lot be relocated
into the existing location of the playground. The playground will be
relocated to the comer of Cleveland and Hall Avenue. There is an existing
employee parking lot in that location. That will be utilized for the
playground. There is also a small parking lot off of Cleveland Street that
will be constructed which will be used for sick child pickup and then there
is a turn off on Cleveland Street that will allow parents to come in and
pick children up and drop them off for sick child and ADA. What you are
looking at this evening is a large scale development addressing, because
this is over an acre, the relocation of the parking lot, a conditional use for
the playground in the R-1 zoning district and a conditional use for the
additional parking spaces over what is allowed by code.
Hoffman: Is there any member of the audience that would wish to address us on this?
I do not see any so I will bring it back to the Planning Commission and to
the applicant for further discussion.
Estes: Chuck, is it your recommendation that the sidewalk along Hall Avenue be
on both the west side and the east side of Hall Ave.?
Rutherford: Just on the east side.
Allen: I wondered how many parking spaces are currently available.
Planning Commission • •
May 28, 2002
Page 11
Karr: We had 21 spaces from Garland that is being wiped out and we had 24
spaces on the west side.
Allen: For what reason do you contribute the necessity for that many additional
spaces?
Karr: Growth in the district. We closed some elementary schools so that district
has increased enrollment which required additional staffing. We currently
have 45 staff members in that building. Another reason we need that
space is if you have been in an elementary school the first month of school
when a preschooler or kindergartener starts to school, that mom is not
going to just pull up and open the door and let the child out. They have
got to have some way to park that car and walk that child to the
kindergarten classroom. It is that way in every one of our elementary
schools and as long as I ' ve been in the school business, it is jut the way
that it has happened. That additional parking space is for our clients,
which is our parents.
Allen: How does this compare to other schools say maybe Jefferson School.
Karr: Jefferson and Washington are much smaller enrollment but Jefferson for
example, has two parking areas. We've got one that is right across the
street on Sixth Street, right across from our first grade classrooms, that can
easily handle thirty parking spaces. The other is directly behind our
school on the south side, we have about 20 parking spaces there and we
have about 12 parking spaces around the gym, which is on the east side of
the building. That is comparing the number of staff members, Jefferson
has a lot more parking spaces. If you try to compare Jefferson to Leverett,
you have more of an establishment which requires more parents. Another
thing too, Leverett is one of our polling places that takes up a lot of space
during school hours whenever we are polling.
Hoover: Did you mention how many spaces Washington Elementary had?
Karr: We put in a new cafeteria last summer. We added 12 more parking spaces
along with the additional 31 , plus they have parking along Highland
Street, which there are 20 some odd parking spaces there. We route our
parents to the back of the building now. Our busses go along Highland.
Our parents go along the back.
Hoover: I still see parents along Highland.
Karr: It shouldn't be because it is congesting the area where we were trying to
get our busses. When we were remodeling and added the cafeteria, I
Planning Commis
s� •
May 28, 2002
Page 12
know the Mayor's office got several phone calls from the people that lived
in that area for us turning that into a one way at that time. We are trying
to be good neighbors and trying not to tie up that street.
Hoover: Did you say Washington has 30 parking spaces and then you added 12?
Karr: We added 12 next to the new cafeteria.
Hoover: So you are talking 42 there that you exit off Forest?
Karr: Yes.
Hoover: Then is there remote parking somewhere?
Karr: Just on the side of the street on Highland. Remember, Washington is our
smallest enrollment school, it has less staff members. I forgot to mention
this earlier, we do have the Auto Zone parking lot across the street on
Highland.
Hoover: You do own that parking lot?
Karr: No, they allow some of our parents to park at Auto Zone.
Hoover: Is that a shared parking agreement?
Karr: No, it is nothing, just we're doing it. We may not after tonight though. I
might add that there is about a year and a half of planning with parent
groups and teachers. The teachers wanted something a little different than
what parents wanted. What you see tonight is a compromise from all the
groups that we worked with. The city folks, what they wanted on
Cleveland. We are trying to help our neighbors over there with the
drainage. We inherited a horrible drainage problem from the University of
Arkansas because everything comes off the parking lots at the University
and Cleveland has no curbed streets and no storm drainage. With the
work that we're going to get on Cleveland Street, curbs, street and
drainage will help a lot of the drainage that is coming on our property
now. With all those groups it has been a year and a half of really hard
planning and compromising and what you have here tonight is not
something that we just threw together overnight. It had input from our
parents, our faculty and I think it is very defendable how we have got it
laid out.
Hoffman: Do you have approval from the adjacent property owners for the detention
pond drainage?
Planning Commission • •
May 28, 2002
Page 13
Karr: We have not. That is the next thing we will do.
Hoffman: Is that person here tonight by any chance?
Hoover: The very first thing on my mind is this parking on Cleveland and why isn't
there parallel parking on Cleveland to begin with. Tim, is the street wide
enough, is this a possibility? Was it discussed or did engineering not like
the idea?
Petrie: There is currently a capital improvement plan to widen Cleveland adjacent
to the site and plans have been completed for sometime. The real hold up
is working out the details for the Garland Street widening with the
Highway Department. We didn't want to get in there first and everything
then gets tom out. That project is due to start this summer, the widening.
Hoover: Is there parallel parking included in that?
Petrie: 1 think it is being widened out to a standard 28 ' wide street where you can
parallel park, although it is not the best. It is like a regular subdivision.
Karr: Right now across the street from us is the parking lot for the University of
Arkansas. When the kids come off of Garland they are zipping into that
parking lot and it is impossible to parallel park on that street, even when
they widen it, because of the traffic on the east and west coming off of
Garland. There is not going to be very much area to park.
Hoover: I guess 1 don't see how traffic and parallel parking relates, how that makes
it impossible to parallel park.
' Karr: The latest plan that 1 saw, there on Cleveland Street, students are turning. -- • —•
into the parking lot. When you put a parking lane in there there is no
room to park on the side of that street.
Conklin: I drove by it about an hour ago. On Cleveland Street on the north side the
street has been widened and cars are pulling off the street to pick up
children. I am not sure that there is additional asphalt right in front of the
school. On the south side of the street there is a right hand tum lane
dedicated to people turning right onto Garland. There is no parking on the
south side. On Hall Ave., you may be able to park some cars on the west
side of the street where it is curbed. However, I don't believe you could
park cars on both sides of the street.
Planning Commiss' ,
May 28, 2002
Page 14
Hoover: When we have the sidewalk improvement, is that also curb and gutters on
Hall?
Conklin: It is currently open ditch.
Hoover: How wide is Hall Street?
Conklin: I did not measure Hall Street but just when I looked at it about an hour
ago, you may be able to park cars on one side but you probably couldn't
park cars on both sides.
Hoover: What I am trying to get at obviously, is rather than paving the entire city
with concrete, we already have concrete with the street, why don't we
parallel park and have overflow parking? I see this from watching the
events at Washington Elementary everyday. A lot of those teachers are
parallel parking on the side street and it also helps slow down the traffic,
makes it safer to walk when you are on the sidewalk, you've got a buffer
there between the sidewalk and the street. I am curious about whether or
not this was explored.
Conklin: The current design I don't think would work with parallel parking because
you have a drive through lane that you will need to keep open for
visibility. You have a new parking lot being built. People coming in and
out of the parking lot need to have visibility. Just looking at this block
from the north side, I don't think you are going to be able to achieve any
on street parallel parking.
Hoover: Do we have to have this indention and cut down all the trees? Is that from
the city? I hate to refer to Washington again, but the busses pull right up
there on Highland, it is not a very wide street.
Conklin: This was all planned by the time I saw it.
Karr: That was some of the staff and our parents. Highland Street is not
Cleveland and it is not Hall. Kids coming into the University, it is packed.
One of the things they wanted was to get those busses off and protected
when they offload from Cleveland. It is just a different environment with
traffic from Highland to Hall.
Hoover: There is also going to be a streetlight at Cleveland and Garland right there.
So I assume that is going to stop a lot of traffic and make it a lot safer.
Karr: There is a light there now and it still doesn't solve the traffic problem
now. When it gets backed up they dart back over to Hall Street and zip up
Planning Commission
May 28, 2002
Page 15
Hall Street to avoid the traffic light. Hall Street is so narrow that there is
no way, we talked about moving a parking lot over on that side, but it is
such a narrow street we can 't pull a bus out and turn on that street, that' s
how narrow Hall Street is.
Hoover: So you are saying that the indentation is there, you don't want busses to go
up in front of the school, you just want them to go to that north side.
Karr: We' ve got a spot on the north and south side for our busses. The south
side is the only accessible part of that building we have for handicapped.
We set that indention in there for busses with handicap and cars that have
handicapped children because there will not be enough room to handle
that traffic on Cleveland and the amount of traffic that is on Cleveland.
Hoover: This indentation, I don't see why you can't have both, the parallel parking
and somewhat of an indentation, at least just for busses. I guess 1 was
really confused why you need an indentation and a 3 ' concrete aisle.
What is the 3 ' concrete aisle?
Karr: That is the City's request. We did not question the concrete aisle.
Conklin: I can't answer that question. Once again, there was a meeting. Just for the
public and Commission, Mr. Karr, if you could walk us through how you
came up with this again, this pull off and how it is going to be used and
why you need this pull off from the south side and how you are going to
get your parking lot with your dedicated bus lane on the north side. They
are a little confused 1 think with regard to where busses are going to be
dropping kids off on the south side or are they going to be dropping kids
off on the north side.
Karr: As 1 mentioned earlier, that south side is the only way to get to that -
building for handicapped. We have that so if they are lined up for busses
that are carrying wheelchair and handicapped students and parents that are
pulling in there that have wheelchair students. The north parking lot is
mainly for faculty. If, at some point in time, we need to use that to pull
busses in we can. It is just an additional area that we've got set aside for
our handicapped.
Hoover: I 'm sorry, did I get confused? You said on the north side the whole
driveline is just for busses.
Karr: You are confusing that current area in there right now that we were just
talking about where the two handicapped spaces are, that is strictly for our
voting precinct.
Planning Commis
May 28, 2002
Page 16
Hoover: The lower area though.
Karr: The lower area is just for our faculty and parent parking.
Conklin: Your busses are going to be pulling into that area because you have it
dedicated for busses. That is where the bus riders will be picked up and
dropped off, is that correct?
Karr: Yes. We can't take a bus through there with handicapped kids. The drive
at the south will be for that.
Hoover: How many busses do you have?
Karr: We have four busses.
Allen: I have some concern that it seems that we, as a Commission, sometimes
make concessions for the City or the school district that we would not
necessarily make for others in the city and I wondered what the thoughts
of my fellow Commissioners were about that.
Hoover: I have an issue with that. if I was looking at this as if it were a regular
development like a retail center, and looking at the number of curb cuts,
there are three curb cuts on Garland. If we were having a retail center here
we would only allow one curb cut because that would be a safety issue. I
am really concerned about why there are three curb cuts in that short
period. Yes, I wondered the same thing.
Hoffman: I am going to weigh in on some of that. I find the plan to be confusing. I
know that you have had three different groups having input into this so I
think that has contributed somewhat here. The issue of curb cuts for a
school is really difficult for bus needs and other needs.
Hoover: But it doesn't have as much traffic.
Karr: This came up Sharon in your letter that you sent to me. I went out and
looked at Wal-Mart. We don't have the privileges that a retail center has.
Retail stores have asphalt parking in front of the building. We have got
kids, we have got playgrounds, we've got playgrounds for kindergarten
and first grade, playgrounds for third and fourth, they are all separated.
We don't have that privilege that a retail store has. They have access, I
will give you a good example, Fiesta Square. They have three off College,
that used to be an old Wal-Mart store there. If you go to the back of it
Planning Commission
May 28, 2002
Page 17
there are two accesses in the back so you've got a total of five entrances
and exits.
Hoover: You need to use more current data.
Karr: Ok, the new Wal-Mart out south, they've got two off the highway, off
Sixth, but because the area is just all parking, they can go off the side
roads and have cuts off the side roads. We can' t because of playgrounds.
Our playground is going to be on Hall Street so we need to have fencing
along Hall and Cleveland where the playground is going to be. We can't
have access to getting out along there.
Hoover: 1 can see that you have more land lock issues but 1 think that we have had
some more ordinances in place since some of them. Speaking of the
fencing, is that on the plan?
Karr: It is something that we have said from day one that we were going to put a
wrought iron fence along Hall in that area to make it real attractive.
Hoover: Where exactly will that be? Will it hook up to the School off Cleveland?
Karr: It will go up to the parking lot there off of Cleveland and it will go down
the street and then down Hall too.
Hoover: 1 am sorry that I missed agenda, somebody probably explained some of
this. Was accessibility onto Hall Street not possible?
Karr: As I told you, it is so small we can't even pull busses out on that street, it' s
too small .
Hoover: 1 guess there is no way to make a radius line to be able to turn down a -
narrow street?
Conklin : You will have to ask their professional engineer that designed the project
that question, I don't have the answer.
Karr: Part of this was also to accommodate our neighbors that were not wanting
the traffic dumped on such a small area where it is all residential .
Hoffman: What would be the effect to you if we approved the large scale
development without the conditional use permit for the additional parking
spaces and tried to make it work another way? I am hearing some serious
concern on Sharon's part. I would just like you to address that.
Planning Commiss�
May 28, 2002
Page 18
Karr: Would you repeat that please?
Hoffman: If we approved the project but without the conditional use for the
additional parking spaces and asked you to go back to the drawing board.
I just want to make it more clear, is that what I'm hearing you say?
Hoover: Yes, one issue is that this extra parking request I find more than necessary
and I don't know why we can't accommodate that with some off-street
parking or some remote parking. That is one, do you want me to list?
Hoffman: Yes, I am trying to ask real questions but I am trying to be real clear about
them.
Hoover: The second issue very clear is that I really don't understand cutting down
the maple trees on Cleveland. I know two of them don't look well but the
other ones look pretty good. I just don't see that if that is not a necessity
to do, if they can unload safely there, there is a streetlight there. I am just
not sure that this is the only way to do this. Adding a concrete island is
certainly not what I think we would be for.
Karr: I would encourage you to go over there and look at that because I don't
think that you are well informed about that situation over there. Parents
are very, very concerned about the safety of those kids. That is why they
wanted to pull off of Cleveland.
Hoover: Could you do a pull off that is maybe further down or in combination with
the drive into that parking lot rather than taking all of these trees? Does it
have to be right in front of the door?
Karr: You need to understand, and we worked with Kim Hesse on this, what we
are doing is saving all of those trees on that lot that we purchased off of
Hall Street and by not putting any parking in that area we are saving all of
those trees. Those parents know that those trees are going to go but they
are just as excited about replanting trees in that area and saving all of those
that are going to be in their playground that they have never had before.
They haven't had trees on their playgrounds before. Again, I need to tell
you that it is a compromise by so many parties here to make this work. It
is something that the school needs to move on. If we delay this anymore.
Folks, we would be just as happy to have been left alone. We didn't want
to see Garland widened. We weren't interested in a boulevard, we weren't
interested in a 10' walking trail but all this got pushed on us. I've got
parents and I've got a staff that are on my case because we better have
something ready to go because they are going to start tearing up Garland
when school starts on August 19'h. If we have anymore delays we can't
Planning Commission •
May 28, 2002
Page 19
get our part done. The Highway Department is willing, and they have
already told us that if we go ahead and get ours done they will give us
temporary drives into our parking area but time is a critical factor for us to
get this done. If we have to go back to the drawing board it has already
cost us more with engineering fees to accommodate the neighbors, the
faculty, and the parents. I am just worried about the time factor. It will be
a total nightmare August 19`h with Garland Street tom up and we don't
have some way to park cars and get parents and busses into that school.
Hoover: Where is the lot that you bought?
Karr: It is the Lee Brown property there on the comer of Cleveland and Hall. It
has got beautiful trees, one of the largest hackberry trees in Northwest
Arkansas. We got excited when we got that because we took that old
house out and we are going to put our big toys over there in that parking
lot to save those trees. That is the first time that Leverett will have a
playground that has got trees. We were willing to sacrifice that and save
those trees there and cut those trees there on the south end and replant
smaller trees to get our drive there on the south side.
Hoover: So the playground equipment is going to be on the corner of Hall and
Cleveland?
Karr: Yes.
Hoover: Is that noted on the plans anywhere?
Karr: It shows the conditional use so we can move the playground equipment
there.
Williams: It does say playground area.
Hoffman: 1 would like to ask Mr. Williams, I briefly mentioned what would the
effect of having approved a large scale development without a conditional
use requested in the conditions of approval. Can you enlighten me about
what that would mean?
Williams: I am not really sure what that would mean. 1 did want to let the Planning
Commission know that 1 just came from the City Council agenda session,
that is why I was a couple of minutes late, and the Mayor announced at the
agenda session that he had been in contact with the Highway Department
and they are going forward with the Garland Street widening. I know that
there is a real time pressure on everyone involved to try to get this project
done before the next school year. "chat would create a real nightmare if it
Planning Commi
May 28, 2002
Page 20
is not done. The only other thing that I might want to say as opposed to
Washington School where off-street parking is possible. You are right
next to the University here. If you have off-street parking college students
will be using it up. I don't think that we can restrict public places just for
your staff or parents that want to be there. It would be first come first
serve, just like all the other parking in town. I think off-street parking
would probably not be a solution in Leverett just because it is so close to
the University, the pressure on parking that is at the University, if anybody
has ever tried to park around there, you realize that all those lots that are
close to the University get filled up. I am sorry I can't answer your
question about whether you can approve this large scale development
without approving the conditional uses for it. I don't know what the
answer for that is.
Hoffman: Ok, thank you.
Church: It seems like, and I could be wrong, that every time we do a development
of some kind, this question is for staff, that there are exceptions asked for
as far as the parking code. I guess I am trying to get a handle on is our
parking code accurate. Is this the number of spaces allowed for most
schools? Is the exception just for this one particular location? It just
seems like we are always looking at exceptions. I am wondering if it is
outdated.
Conklin: With regard to the parking waivers we typically see are for restaurants.
That code clearly doesn't work for restaurants. We have to give a waiver
every time, if we didn't we wouldn't have any new restaurants in
Fayetteville. What happened with that code is that we always had a
minimum number of spaces but never a maximum. In 1995 or 1996 we
set a maximum number of spaces. We didn't realize there was a problem
with that until we set the maximum. With regard to schools and
recreational facilities, parking keeps on coming up with regard to the
demand of how many cars. There are probably not as many kids walking
to school and there are a lot of people picking kids up these days. I am not
sure, I haven't looked at the national standards. It is interesting. There is
a book that we have down in the Planning Division that has parking ratios
from across the country. They vary all over the place. It is one of those
situations that is going to depend on how many students are in the school
and where the school boundaries are and whether or not kids can walk to
school which is going to dictate how many parking spaces you need. It is
important to also look at where the school is located and I think
Commissioner Hoover brought up a very good point with regard to on
street parking. We have Garland Avenue which you will not be able to
park on when you go to the school. You have got the University that we