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HomeMy WebLinkAboutZ-4246-C Staff AnalysisFebruary 5, 19-98 ITEM NO.: 20 NAME: LOCATION: OWNER/APPLICANT• PROPOSAL: Staff Analysis: FILE NO.: Z -4246-C Pulaski Academy Revised Conditional Use Permit - Time Extension 12701 Hinson Road Pulaski Academy/Don Swanson, Business Manager Pulaski Academy is requesting an extension of time to allow the continued use of three portable classroom buildings through the end of 1999-2000 school year. The property is zoned R-2. On June 30, 1992, Pulaski Academy received Planning Commission approval of an amendment to their conditional use permit. Included in this amendment was a new 10 -year Master Plan and 3 temporary classroom buildings. The school imposed on itself a 2 year limit for the use of these temporary buildings. Due to funding, construction of the first building in the Master Plan did not begin until June 1994. On August 9, 1994, the Planning Commission approved the continued use of the three temporary buildings for a period of one year or until the first building phase was completed. The new science and fine arts center was completed in April 1995. From 1994 through 1995, enrollment at the school continued to increase. Meanwhile, the building program was two years behind schedule. Rather than rush into the next phase of the 1992 Master Plan, the school began to consider other alternatives, including relocating part of the school to another site. On June 27, 1995, the Commission approved an additional three years use of the temporary buildings. It was felt that this additional time would allow the school to set a definite direction for future growth, including relocation of part of the school. Pulaski Academy is now requesting permission to continue use of the three temporary buildings through the end of the 1999-2000 school year, an additional two years. The school February 5, 1998 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C has entered into a contract to purchase land which will allow for the relocation of part of the school. More than 200 of the school's youngest children would be relocated to the new campus. Thus far the school has been allowed to use these temporary buildings for six years. This latest request will bring the total to eight years. The difference between this latest request and previous time extensions granted to Pulaski Academy is that the school has actually made plans to relocate a portion of its student population. Relocating the early childhood program should help to alleviate traffic problems on Hinson Road. As such, staff is willing to support this request. Staff Recommendation: Staff recommends approval of the request to allow use of the three temporary buildings until June 27, 2000. SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998) Fred Perkins was present representing Pulaski Academy. Staff presented the item. After a brief discussion, the Committee forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (FEBRUARY 5, 1998) Fred Perkins and Arch McIntosh were present representing Pulaski Academy. There were two objectors and one other interested party present. Four letters of objection had been received and forwarded to the Commission. A letter of support from the Marlowe Manor Neighborhood Association had also been delivered to the Commission. Staff presented the item, gave the background on the issue and recommended approval of the time extension. Arch McIntosh addressed the Commission. He stated that the school at been at this location for 26 years. He acknowledged the neighbor's concerns and stated that the school had worked with the City to address traffic concerns. Mr. McIntosh informed the Commission that the school had acquired property on Denny Road and would be relocating the youngest children from the Hinson Road campus. He stated that the younger children were being relocated primarily for three reasons: E February 5, 1998 SUBDIVISIQN ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C 1. To reduce the congestion on Hinson Road, caused in part by the continued growth of West Little Rock since the school opened. 2. To provide a safer environment for the children away from the heavy traffic on Hinson Road. 3. The main traffic congestion at the school site is caused by parents picking up and dropping off the youngest children who, by virtue of their age, can't move as quickly as older children. Mr. McIntosh stated that he had been made aware of other neighborhood concerns including the pickup --hours for the dumpster and the music being played on the loud -speakers prior to football games. He stated that Pulaski Academy had failed to communicate adequately with their neighbors and that they would do better in the future. Mr. McIntosh stated that although the immediate plans were to move the younger children, a master plan was being prepared to move the whole school to the Denny Road site. He stated that the enrollment at the school was 10 students less than last year and 25 students less than three years ago. Mr. McIntosh stated that the school was not trying to increase its enrollment but must continually advertise to maintain the current student population. In response to a question, Mr. McIntosh stated that approximately 250 students would be relocated to the Denny Road site. Dr. Mike Mellon, representing the Marlowe Manor Property Owners Association, addressed the Commission. He made reference to the letter which the association sent to the Commission and also noted that several residents were opposed to Pulaski Academy's plans. Dr. Margaret Leigh, of 12604 Janelle Drive, addressed the Commission. She stated that she was opposed to the continued use of the portable classroom buildings. Dr. Leigh asked what assurance there was that the school wouldn't come back and ask for another extension. She described the traffic problems created by the school and spoke of noise and light pollution created by activities on the campus. Dr. Leigh suggested deferring the item to allow for continued dialog between Pulaski Academy and the neighborhood residents. She presented a petition signed by many neighborhood residents opposed to the time extension. Sandra Bernet, of 1914 Jennifer Drive, addressed the Commission. She also spoke of traffic problems in the area. Ms. Bernet stated that she wanted the buildings removed, the 3 February 5, 1998 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C school's enrollment reduced and additional parking developed on the site. In response to a question from Commissioner Hawn, Mr. McIntosh stated that each building held three classroom with 18-25 students per class. He stated that the school's total enrollment was 1,260 students. Commissioner Hawn asked what the school would do if the Planning Commission denied the time extension and the buildings had to be removed in June. Mr. McIntosh stated that it would have a tremendous economic effect on the school. Chairman Lichty asked if the Commission could limit the school's enrollment. Jim Lawson, Director of Planning and Development, suggested tying the removal of the buildings to a corresponding reduction of 250 students in the school's enrollment at the end of the 1999-2000 school year. Commissioner Muse asked if the neighborhood supported the extension. Mr. Lawson responded that the Board of the Marlowe Manor Property Owners Association voted 12-0 in favor of the extension. In response to a question from Commissioner Rahman, Mr. Lawson stated that it would be appropriate for Pulaski Academy to offer conditions to be placed on the continued use of the portable classroom buildings. Mr. McIntosh stated that he was willing to offer the following conditions: 1. At the end of the 1999-2000 school year 240-250 students would be moved permanently to the new Denny Road campus. Those students would not be replaced at the Hinson Road campus and the enrollment at the Hinson Road site would be reduced by that number. 2. The school will not play music over the PA system prior to football games. Occasionally, the dance squad will use the system to practice during the day. 3. Pulaski Academy will request that the dumpster be picked up between 6:00 - 6:30 A.M. 4. Pulaski Academy will continue to work with the City to address traffic problems. 4 February 5, 1998 SUBDIVISION ITEM NO.: 20 (Cont.) FILE NO.: Z -4246-C A motion was made to approve the requested time extension subject. to the conditions offered -by the applicant. The motion was approved by a vote of 10 ayes, 0 noes and 1 * absent . 5