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HomeMy WebLinkAboutStaff Report for Z-5859-DDecember 8, 2022 ITEM NO.: 4 FILE NO.: Z-5859-D NAME: David O. Dodd School – Conditional Use Permit LOCATION: 6423 Stagecoach Road DEVELOPER: Pinnacle Classical Academy c/o Hope Consulting 117 South Market Street Benton, AR 72015 OWNER/AUTHORIZED AGENT: Little Rock School District (Owner) Hope Consulting (Agent) 117 South Market Street Benton, AR 72015 SURVEYOR/ENGINEER: Hope Consulting 117 South Market Street Benton, AR 72015 AREA: 6.91 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF WARD: 7 PLANNING DISTRICT: 12 CENSUS TRACT: 24.05 CURRENT ZONING: R-2 VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT’S STATEMENT: The applicant is requesting a Conditional Use Permit to allow the use of a school in an R-2 zone. Additionally, the applicant is requesting to use portable buildings, which remain on the property after the Little Rock School District closed the David O. Dodd Elementary School in 2021. December 8, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-5859-D 2 B. EXISTING CONDITIONS: The elementary school campus is located at the corner of Old Stagecoach Road and E. David O Dodd Road. The current structure on the site is 31,245 square feet and was built in 1980. This square footage does not include the four portable buildings at the rear of the property. The area surrounding the campus is primarily R-2, however the property to the south is zoned PD-C for the use as a single-family residence and special events center. C. NEIGHBORHOOD NOTIFICATIONS: All owners of property within 200 feet of the site and all neighborhood associations registered with the City of Little Rock were notified of the public hearing. D. ENGINEERING COMMENTS: No comments. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: No comments received. Entergy: No comments received. Summit Utilities: No comments received. AT & T: No comments received. Central Arkansas Water: NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of request for water service must be met. 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. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. If the grade December 8, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-5859-D 3 exceeds 10 percent, approval will be denied and the applicant must submit request to be reviewed by Fire Chief for Approval. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 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 (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal’s Office (Capt. Tony Rhodes 501-918-3757, or Fire Marshal Derek N. Ingram 501-918-3756 Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comments received. County Planning: No comments. F. BUILDING CODES/LANDSCAPE: Building Code: No comments received. Landscape: No comments. G. TRANSPORTATION/PLANNING: Rock Region Metro: No comments received. Planning Division: No comments. H. ANALYSIS: The applicant is requesting a Conditional Use Permit to allow the use of a school in an R-2 zone. Additionally, the applicant is requesting to use portable buildings, which remain on the property after the Little Rock School District closed the David O. Dodd Elementary School in 2021. The elementary school campus is located at the corner of Old Stagecoach Road and E. David O Dodd Road. The current structure on the site is 31,245 square feet and December 8, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-5859-D 4 was built in 1980. This square footage does not include the four portable buildings at the rear of the property. The area surrounding the campus is primarily R-2, however the property to the south is zoned PD-C for the use as a single-family residence and special events center. A paved parking lot is located on the north and east sides of the existing school building. There are approximately 80 parking spaces on the site. A paved driveway from Stagecoach Road serves as the primary access to the site. A second access from David O. Dodd Road is located along the east property line. There is a significant amount of driveway space on the site to allow for drop-off / pick-up queuing. Pinnacle Classical Academy is a pre-k through 12th grade school. The current school enrollment is 50 students, with 14 staff. The school’s goad is to grow over the next 15 to 20 years at this location. They see this location as a place to expand and one day add a new gymnasium, multi-purpose rooms and outdoor play areas. Any new site lighting must be low-level and directed away from adjacent properties. Any dumpster area on the site must be screened as per Section 36-523 of the City’s Zoning Ordinance. Any site signage must comply with Section 36-553 (signs allowed in office and institutional zones.) Staff is generally supportive of the property’s continued use as a school; however, staff is not in support of the continued use of the portable buildings at the rear of the property. Section 36-203 (a) of the City of Little Rock Zoning Ordinance makes clear that the use of temporary school buildings is only reserved for the LRSD, when it states: “The purpose of this section is to provide procedures for the placement of accessory buildings and uses on properties owned by and for the Little Rock School District…” Furthermore, Section 36-203 (f) of the City of Little Rock Zoning Ordinance states: “The provisions of these regulations shall extend to accessory uses within temporary buildings utilized by the Little Rock School District. Approvals of buildings and uses shall be limited to up to a five-year period, as determined by the director. Each building and use authorized by the director shall be removed from the site after expiration of the approved time period.” December 8, 2022 ITEM NO.: 4 (Cont.) FILE NO.: Z-5859-D 5 Based on the fact that temporary school buildings are approved exclusively for the Little Rock School District as per the ordinance, staff believes that the temporary school buildings should be removed from the site since the LRSD has vacated the site and no longer uses the temporary buildings. I. STAFF RECOMMENDATION: Staff recommends denial of the requested conditional use permit, specifically regarding the applicant’s desire to reuse the portable classrooms on the site, which were intended for exclusive use by the Little Rock School District.