STAFF REPORT # 9 ) UN-05-17 AMERICAN LEADERSHIP ACADEMY SPECIAL USE PERMIT CHARTER SCHOOL PUBLIC HEARING To: Planning Commission Meeting date: January 11, 2017 Item: UN-05-17 Prepared by: Marc Jordan GENERAL INFORMATION: Applicant: Property Owner(s): Requested Action: Schoolhouse Development, LLC Flathead LLC, JSR Living Trust and Soleimani Fariba Trs, and Quick Daniel L & Faith Trust & Quick Faith Trs Approval of a special use permit Purpose: To allow Charter School, Primary (K through 8) Location: Southwest corner of Ann Road and Donna Street Parcel Number(s) 124-35-102-001, 124-35-102-002, 124-35-102-003, and 124-35-102-004 Lot Area: Comprehensive Plan: Existing land use and zoning: Surrounding land use and zoning: 7.89 + acres Mixed-Use Neighborhood Undeveloped, R-E, Rural Estates Residential District (Clark County Zoning Designation) North: RC Farm, R-E, Rural Estates Residential District (Clark County Zoning Designation) West: Undeveloped, R-E, Rural Estates Residential District (Clark County Zoning Designation) East: Residential, R-1, Single-Family Low Density District South: Residential, R-E, Rural Estates Residential District (Clark County Zoning Designation)
BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration of a special use permit for a new Charter School (Primary K through 8). The proposed school is approximately 72,577 square feet in size, and would accommodate approximately 1,000 students within 43 classrooms. According to the letter of intent, the applicant is proposing an aggressive construction schedule in order to have the school open by the Fall of 2017. As a result, the applicant is also in the process of filing a request for property Annexation into the City of North Las Vegas. Currently, the subject site is located within the County and is zoned R-E, Rural Estates Residential District. When property is annexed into the City from the County, the City will assigned the nearest comparable zoning, which is the R-E, Ranch Estates District. The proposed school is allowed within the R-E District with the approval of a special use permit. The subject site is currently comprised of four (4) parcels. The applicant is also in the process of merging the parcels into one (1) parcel. According to the site plan, the proposed school is essentially located in the center of the site, fronting Ann Road. Access is provided by one entrance/exit on Ann Road, with an additional exit proposed on Donna Street. It appears parents picking up or dropping off children would start the queuing process from the entrance on Ann Road. The queuing of automobiles would then continue through the parking lot to the west and then south through the basketball court area. Queuing would then circle to the north and eventually wrap around the school where automobiles could eventually exit either on Ann Road or Donna Street. According to the letter of intent, the school would incorporate staggered bell times. In addition, according to the applicant s representative, teachers would also be positioned within the parking lot to help coordinate the queuing and direction of automobiles. The site plan indicates that 176 parking spaces are being provided. According to Title 17 (Zoning Ordinance) 1.5 parking spaces are required for each classroom, library, lecture hall, and cafeteria. In addition, one (1) additional parking space is required per three (3) fixed seats for public assembly areas. As a result, sufficient parking has been provided for the school. According to the site plan, parking would be located to the north, east, and west sides of the school. The play field and basketball courts would be located south of the school. Approximately 11.5 feet of landscaping is proposed next to Ann Road. Approximately 22 feet of landscaping is proposed next to Donna Street, and 10 feet of landscaping is proposed adjacent to the west property line. The site plan does not indicate any type of perimeter landscaping next to the play field or basketballs courts next to Stephen Avenue or a portion of Donna Street. Foundation landscaping also appears to be provided on three sides (north, east, and west) of the school and within the parking lot. 2
Building elevations show the school would range in height of approximately 20 feet for the majority of the school, and up to approximately 32 feet for portions of the school. Building materials would consist of a combination of brick for the front entry features, with stucco as the primary building material. The building would also utilize a combination of a flat roof with a cornice element and a pitched roof with concrete shingle roofing materials over various entrances. Building colors appear to be earth tone and would vary to provide accent for the wainscoting, windows, and cornice elements. Associated with this special use permit is a request (VAC-01-17) to vacate a portion of Hope Street. Specifically, the applicant is requesting to vacate Hope Street between Ann Road to the north and Stephen Avenue to the south. According to the Clark County Assessor s map, it appears only the eastern portion of Hope Street has been dedicated. DEPARTMENT COMMENTS: Public Works: Fire Prevention: Please see the attached memorandum. Please see the attached memorandum. ANALYSIS: Staff has no objections to the proposed use. The proposed use should be compatible with the surrounding residential land uses. However, there are some areas of concern regarding the site design that will need to be addressed by the applicant prior to the issuance of a building permit. The letter of intent indicates that adequate security fencing will be provided for the school. The site plan does not show the exact location of the security fencing nor the fencing material. Therefore, any fence next to a street should be located behind the required landscaping. Furthermore, any fence located near any street should consist of decorative wrought iron. In addition, the applicant is proposing to vacate Hope Street. Normally, the vacation of the street will require the installation of a decorative masonry wall on the west property line. However, Public Works is recommending denial of the request to vacate Hope Street. As a result, amendments to the site plan are needed to show the installation of Hope Street. These amendments need to show the required setbacks, perimeter landscaping, a new driveway, etc. The proposed school will have a building height ranging between 20 feet to 32 feet. When the subject site is officially annexed into the City, the zoning for the property will be R-E, Ranch Estates District. The maximum building height allowed in this district is 28 feet. However, places of public assembly in a school may be permitted to exceed the maximum building height with a corresponding increase in the required setbacks. It appears the area exceeding the maximum building height contains the gym/cafeteria. This area exceeds the maximum building height by four (4) feet. Therefore, the building must increase its side and 3
rear yards by one (1) additional foot for each foot over the maximum building height. The minimum setbacks for the building 20 feet. According to the site plan the building far exceeds this minimum setback from all property lines. Therefore, staff has no objections to the building heights. The subject site is located within the AE-65 Air Terminal Environs Subzone. Schools are allowed within this subzone, provided the school incorporates 25 decibel sound attenuation into the design of the building. Requirements for Approval of a Special Use Permit In accordance with the Zoning Ordinance, the Planning Commission may, by motion, grant a special use permit if the Planning Commission finds, from the evidence presented, that all of the following facts exist: 1. The proposed use is consistent with the Comprehensive Master Plan and all applicable provisions of this Code and applicable State and Federal regulations; 2. The proposed use is consistent with the purpose and intent of the zoning district in which it is located and any applicable use-specific standards and criteria in Chapter 17.20 of this Code; 3. The proposed use is compatible with adjacent uses in terms of scale, site design, and operating characteristics (such as, but not limited to, hours of operation, traffic generation, lighting, noise, odor, dust, and other external impacts); 4. Any significant adverse impacts anticipated to result from the use will be mitigated or offset to the maximum extent practicable; and 5. Facilities and services (including sewage and waste disposal, water, gas, electricity, police and fire protection, and roads and transportation, as applicable) will be available to serve the subject property while maintaining adequate levels of service for existing development. The proposed school would help accomplish goals specifically listed within the Strategic Plan 2012 2017 2030. Specifically, the City has established Goal 5 as part of the Distinctive Image and Community Identity to overcome the historic image of North Las Vegas. The development of a new charter school offering education between the grades of K through 8 would offer alternatives within this area of the City. In addition, one of the opportunities listed as part of Goal 3 (Safest and Most Beautiful City in the Las Vegas Valley) lists improving the perception of the quality of schools within the City. While this goal also stresses the importance of improving the perception of all schools, the proposed charter school will be added to the list of quality schools available to the residents within the City of North Las Vegas. This is also consistent with Principle H (Preferred Place to 4
Live) which emphasizes quality schooling at all levels. Staff has no objections to the proposed use. The proposed school should be compatible with the surrounding residential area, and compatible with the City s zoning classification. Furthermore, the proposed use should not have any negative impacts on the surrounding properties. RECOMMENDATION: The Community Development and Compliance Department recommends that UN-05-17 be approved subject to the following conditions: (Note: This item is required to be forwarded to the City Council for final consideration.) Planning and Zoning: 1. That, unless expressly authorized through a variance, waiver or another approved method, this development shall comply with all applicable codes and ordinances. 2. Any security fencing shall be constructed with decorative wrought iron materials and shall be setback a minimum of 10 feet from the property lines next to Ann Road, Donna Street, Hope Street, and Stephen Avenue. 3. A minimum noise level reduction of 25 decibels, outdoor to indoor shall be incorporated into the design and construction of the school. Public Works Department: 4. The size and number of driveways and their locations are subject to review and approval by the City Traffic Engineer and must meet the standards set forth in North Las Vegas Municipal Code section 17.24.040 and Clark County Area Uniform Standard Drawing number 222.1, including throat depths. Conformance will require modifications to the site plan. 5. A driveway access on Donna Street will be prohibited. 6. Commercial driveways are to be constructed in accordance with Clark County Area Uniform Standard Drawing number 225, with minimum widths of 32 feet as measured from lip of gutter to lip of gutter. 7. Approval of a drainage study is required prior to submittal of the civil improvement plans. 5
8. All local facilities and street centerline grades must be constructed in conformance with the City of North Las Vegas North Neighborhood Flood Control Master Plan, or as otherwise approved by the Director of Public Works or his designee. 9. Approval of a traffic study and a queuing analysis is required prior to submittal of the civil improvement plans. Please contact Traffic Engineering at 633-2676 to request a scope. If queuing onto public streets or any other public safety hazards are observed, the school shall be required to employ all means necessary to remedy the situation at the sole cost of the property owner. Mitigation measures shall be to the satisfaction of the City Traffic Engineer or designee, and shall be completed within a time frame determined by the City. 10. Construction of the following streets and/or half streets is required per the Master Plan of Streets and Highways and/or City of North Las Vegas Municipal Code section 16.24.100: a. Ann Road b. Donna Street c. Stephan Avenue d. Hope Street 11. The public street geometrics, width of over-pave and thickness of the pavement sections will be determined by the Department of Public Works. 12. The developer is required to construct a raised median within Ann Rd. The median shall be constructed per Clark County Area Uniform Standard Drawing numbers 218 and 219 A type island curb. A thirteen (13) foot wide permanent travel lane with four foot wide Type II shoulder shall be constructed north of the median. 13. The property owner is required to grant a pedestrian access easement for sidewalk located within a common element, or on private property, when that sidewalk is providing public access adjacent to the right-of-way. 14. A revocable encroachment permit for landscaping within the public right of way is required. 15. The property owner is required to grant a roadway easement for commercial driveway(s). 6
16. Appropriate mapping is required to combine the parcels. All mapping shall be in compliance with NRS Chapter 278 and the City of North Las Vegas Municipal Code, and associated Master Plans in effect at the time of subdivision and/or parcel map approval. Conformance may require modifications to the site. 17. All Nevada Energy easements, appurtenances, lines and poles must be shown and shall be located entirely within the perimeter landscape area of this development. Distribution lines, existing or proposed, shall be placed underground if impacted by the proposed development of the parcel or if the pole impedes upon the proper ADA clearances for sidewalk. Under no circumstances will new down guy wires be permitted. 18. The applicant is responsible for acquiring any easements needed to construct the project. 19. All known geologic hazards shall be shown on the site plan and the civil improvement plans. Subsequent identification of additional hazards may substantially alter the original site plan. 20. All off-site improvements must be completed prior to final inspection of the first building. ATTACHMENTS: Public Works Memorandum Fire Prevention Memorandum Letter of Intent Site Plan Building Elevations Floor Plan Clark County Assessor s Map Location and Zoning Map 7