Z-5579-A Staff AnalysisAugust 22, 2002
ITEM NO.: B FILE NO.: Z -5579-A
NAME: Pulaski Heights Middle and Elementary Schools —
Conditional Use Permit
LOCATION, 319 and 401 North Pine
OWNER/APPLICANT: Little Rock School District/Polk, Stanley, Yeary Architects
PROPOSAL: A conditional use permit is requested to allow for
construction of an addition onto the existing school building
and construction of a new parking lot on this R-3 Single
Family Residential zoned property.
ORDINANCE DESIGN STANDARDS:
1. SITE LOCATION:
The site is located at the southeast corner of N. Pine Street and Lee Avenue; in
the Hillcrest Neighborhood.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The school(s) have been an integral component of this residential
neighborhood for many years. The proposed addition and small parking lot
expansion will not affect the school's continued compatibility with the
neighborhood.
All owners of property located within 200 feet of the site, all residents within 300
feet who could be identified and the Hillcrest and Capitol View/Stifft Station
Neighborhood Associations were notified of the proposal.
3. ON SITE DRIVES AND PARKING:
The site currently has 71 on-site parking spaces in 3 parking lots; a small lot off
of Pine Street, a slightly larger lot off of Colonial Court and a large lot off of Lee
Avenue. The lot on Pine Street is to be removed and the lot on Colonial Court
will be expanded, resulting in a total of 79 on-site parking spaces. Elementary
and middle schools are required to provide one space per classroom plus one
space for every teacher, employee and administrator (Ordinance 18,682;
May 21, 2002). There are 64 classrooms total on the site. Since there is to be
no increase in the number of classrooms and an increase in on-site parking,
staff supports a variance to allow reduced on-site parking. Staff does not
support allowing the proposed spaces that back onto Pine Street.
August 22, 2002
ITEM NO.:
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SCREENING AND BUFFERS:
FILE NO.: Z -5579-A
Areas set aside for buffers and landscaping meet with ordinance requirements
with the flexibility allowed within the designate "mature area" of the City.
5. PUBLIC WORKS COMMENTS:
1, A 20 feet radial dedication of right-of-way is required at the intersection of
Pine and Lee and Lee and Colonial.
2. Repair or replace any curb and gutter or sidewalk that is damaged or
missing in the public right-of-way prior to occupancy.
3. All driveways shall be concrete aprons per City Ordinance.
4. Stormwater detention ordinance applies to the property.
5. Head -in or angled parking on Pine Street not allowed. Parallel (and
handicapped, if desired) is allowed.
6. Public Works recommend that bus accessibility along Lee Avenue be
verified at driveways due to narrow, tight radius conditions. With future
Building Permit, proof of smooth turning capability is required to ensure
proper egress from city streets.
7. Appropriate handicap ramps will be required per current ADA standards.
8. Tree preservation provisions of City Ordinances apply to this property.
9. A Sketch Grading and Drainage Plan will be required per Sec. 29-186(e).
10. A Grading Permit will be required per Sec. 29-186(c) and (d).
6. UTILITY, FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected. Existing sewer on site,
contact Little Rock Wastewater Utility prior to construction.
Entergy: No Comment received.
Reliant: No Comment received.
Southwestern Bell: Locate all underground utilities before beginning work.
Water: No objection.
Fire Department: No Comment received.
County Planning: No Comment.
CATA: No Comment received.
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August 22, 2002
ITEM NQ.: B FILE NO.: Z -5579-A
SUBDIVISION COMMITTEE COMMENT: (JUNE 13, 2002)
Doug Eaton and Jim Yeary were present, representing the application. Staff
described the conditional use permit, noting that additional project information needed
to be supplied to staff.
The five (5) proposed head -in parking spaces along Pine Street were discussed. Mr.
Eaton noted that three (3) of the spaces would be designated for handicap parking.
He explained that the handicap elevator for both schools was located on the west side
of the new building addition, thereby the need for the parking spaces along Pine
Street. Mr. Eaton noted that he had met with Bill Henry, City Traffic Engineer, and that
Mr. Henry had approved this parking design.
Mr. Eaton described the bus drop-off/pick-up for the schools. This issue was briefly
discussed.
The sidewalk from the parking area along Colonial Court to the school buildings was
discussed. Mr. Eaton explained that a new sidewalk would be constructed.
The Public Works' requirement for a sketch grading and drainage plan was discussed.
David Hamilton, of Public Works, noted that a preliminary plan would be needed by
June 19, 2002. The drainage problem at the southeast corner of the property was
also briefly discussed.
Bob Brown, of the Planning Staff, noted that the areas set aside for landscaping and
buffers appeared adequate.
There being no further issues for discussion, the Committee forwarded the conditional
use permit to the full Commission for final action.
STAFF ANALYSIS:
The shared Pulaski Heights Elementary and Middle Schools campus is located on the
R-3 zoned, 6.6t acre tract located at 319 and 401 N. Pine Street. The campus
currently includes an elementary school classroom building and a middle school
classroom building which are tied together by a shared auditorium and cafeteria dining
building; a band building; a gymnasium building; 3 parking lots; 2 portable classroom
buildings; and playgrounds. The Little Rock School District proposes several
improvements to the campus. The 16 space parking lot located off of Pine Street,
between the two schools, is to be removed and a new addition will be built in its place.
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August 22, 2002
ITEM NO.: B
LE NO.: Z-557
The addition will create a new "face" for the campus. The addition will contain
classrooms, a media center, elevator and stairs. The portable classrooms are to be
removed and the parking lot located on the back side of the campus, off of Colonial
Court, will be expanded to make up for the loss of the spaces off of Pine Street and to
add 8 additional parking spaces. On-site parking will increase from 71 spaces to 79.
The total number of classrooms on the site will remain at 64. The addition will "stair-
step down from the height of the existing Middle School (50 feet) to the height of the
Elementary School (37 feet). The maximum height allowed in R-3 is 35 feet.
The school district also proposes the construction of 5 parking spaces, 2 of which are
designated for handicap use only, which would back into Pine Street in front of the
new addition. The district states the handicap entrance to the building and the
elevator are located in this area. Staff does not support allowing parking spaces to
back directly out into this heavily traveled collector street. If indeed the need is to
provide ease of access for handicapped visitors, 2-3 parallel spaces could be
constructed in this area. Additionally, the bus loading/unloading for the elementary
school takes place on Pine Street, directly in front of the elementary school. An
individual parked in the proposed spaces would have to back into the street, past a
row of buses that would be blocking one lane of the street.
On June 19, 2002, the applicant submitted a more detailed site plan and responses to
issues raised at the Subdivision Committee meeting. A sketch grading and drainage
plan has been submitted to Public Works. The portable classroom buildings will be
removed once the addition is complete. The parking lot expansion will then be
constructed where the portable buildings are now located. As was previously
mentioned, the bus loading/unloading area for the Elementary School is shown along
Pine Street, in front of the school. Bus loading/unloading for the Middle School is
shown in the parking area north of the school, off of Lee Avenue. Dumpster screening
and sidewalk improvements, including handicap ramps, are shown. The district is still
requesting approval of the 5 parking spaces that are proposed to back into Pine
Street.
Other than for the outstanding issue of these parking spaces, staff is supportive of the
conditional use permit.
STAFF RECOMMENDATION:
Staff recommends approval of the requested conditional use permit subject to
compliance with the following conditions:
1. Compliance with the approved site plan.
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August 22, 2002
ITEM NO.: B FILE NO.: Z -5579-A
2. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of
this report.
3. Signage is to conform to the standards of the office/institutional district.
4. Any new site lighting is to be low-level and directional, aimed away from adjacent
properties.
Staff recommends approval of variances to allow a reduced number of on-site parking
spaces and to allow the addition to have the height proposed.
Staff does not support the request to have the parking spaces proposed to back into
Pine Street. Staff would support allowing 2-3 parallel handicap only parking spaces to
be located in this area.
PLANNING COMMISSION ACTION: (JULY 11, 2002)
The applicant was not present. There were no objectors present. Staff informed the
Commission that the applicant had failed to complete the required notification and the
item needed to be deferred. There was no further discussion.
The item was placed on the Consent Agenda and approved for deferral to the
August 22, 2002 agenda. The vote was 9 ayes, 0 noes, 1 absent and 1 open position.
PLANNING COMMISSION ACTION: (AUGUST 22, 2002)
The applicant was present. There were no objectors present. Staff informed the
Commission that the applicant had amended the applicant by eliminating the parking
spaces that were shown backing into Pine Street and had shown 5 parallel spaces in
front of the school, along Pine Street. Staff recommended approval of the amended
application subject to compliance with the conditions noted in the "Staff
Recommendation" above. Staff recommended approval of the parking variance.
There was no further discussion.
The item was placed on the Consent Agenda and approved as recommended by staff,
including the parking variance. The vote was 10 ayes, 0 noes, 0 absent and 1 open
position.
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