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HomeMy WebLinkAboutZ-5230-B Staff AnalysisOctober 21, 2004 ITEM NO.: 7 FILE NO.: Z -5230-B NAME: Gibbs Elementary School — Conditional Use Permit LOCATION: 1115 West 16th Street OWNER/APPLICANT: LRSD/Fred Perkins PROPOSAL: A conditional use permit is requested to allow for the construction of an addition onto the existing school on this R-4 zoned property. SITE LOCATION: The school is located on the southeast corner of West 16th and Cross Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has been a component of this neighborhood for many years. No expansion of the school property is proposed. Removal of the portable buildings and construction of the addition as proposed will only positively 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 Downtown and Central High Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: The property has no on-site parking. Typically, the school would be required one space per classroom plus one space for every teacher, administrator and employee. The school has 45 employees and currently has 20 classrooms, plus 3 portable buildings containing a total of 6 classrooms. The proposed addition is to contain 6 classrooms plus an activity room. The portable buildings will be removed. The school district has an agreement which allows use of 46 spaces in the 69 space parking lot located on the property of the Dunbar Community Center, adjacent to the east. No changes are proposed to the existing bus loading/unloading area which is located in front of the school. 4. SCREENING AND BUFFERS: The proposed expansion does not exceed 10% of the existing building area. No landscape upgrade is required. October 21, 2004 ITEM NO.: 7 Cont. FILE NO.: Z -5230-B 5. PUBLIC WORKS COMMENTS: 1. With construction repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan for Cross Street. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. CenterPoint Energy: Approved as submitted. Southwestern Bell: No Comments received. Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Please submit four copies of the plans for modification of the fire protection system. to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for extension of the fire service to this facility. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer will be required. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Nearby routes are located on West 14th Street, Wright Avenue and Chester Street. SUBDIVISION COMMITTEE COMMENT: (SEPTEMBER 30, 2004) Doug Eaton and Fred Perkins were present representing the application. Staff presented the item and noted additional information was needed, including the number of teachers, administrators and employees; signage; new fencing; new site lighting and building design. The applicant was directed to provide a copy of the bill of assurance. It was noted that the site contained no parking; that parking was shared with the adjacent community center. 2 October 21, 2004 ITEM NO.: 7 Cont. FILE NO.: Z -5230-B Public Works, Utility and Landscape Comments were noted. Staff explained the need for a sidewalk on the Cross Street perimeter. It was noted that the applicant might have to address stormwater detention. The applicant was advised to respond to staff issues no later than October 6, 2004. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS-, Gibbs Elementary School is located on the R-4 zoned property at 1115 West 16th Street. The school is built in a horseshoe design. The building contains 20 classrooms, offices and cafeteria. Three portable classroom buildings, containing two classrooms each, are located in the courtyard area within the "horseshoe". The school district proposes to remove the portable buildings and to replace them with a new building addition containing 6 classrooms and an activity room. Counting the activity room, there will be a net gain of one classroom. The proposed addition will not exceed the existing building height which is 18 feet for the classroom wings and 21' for the cafeteria. The new addition will have a brick exterior, to match the existing building, with a low slope modified bitumen roof. The site has one existing ground -mounted sign which is 32 square feet in area. No changes in signage are proposed. The playground area on the south side of the building is enclosed by a chainlink fence. No additional fencing is proposed. The only new site lighting will be wall -mounted security lighting in the interior of the courtyard formed by the existing classroom wings and the new addition. The dumpster is located at the front of the building, at the entrance to the kitchen. As a part of this C.U.P., the dumpster will be screened to comply with the Code. The property is within the Original City of Little Rock, and there is no bill of assurance issue. The total number of employees is 45. With 27 classrooms, the typical parking requirement is 72 spaces. The property contains no on-site parking. The district has an agreement to use 46 spaces on the adjacent Dunbar Community Center property. With removal of the portable classroom buildings, there is only a net gain of one classroom type space. Staff is supportive of allowing the existing parking arrangement to continue. There is no change proposed to the bus loading/unloading area located at the front of the school. On October 4, 2004, the applicant responded to issues raised at Subdivision Committee and reflected in the analysis above. The district has also agreed to construct a sidewalk along the Cross Street frontage, from West 16th Street to the south property line. 3 October 21, 2004 ITEM NO.: Cont. FILE NO.: Z -5230-B STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the staff report. 2. The dumpster is to be screened to comply with code requirements. Staff recommends approval of a variance to allow all parking to remain off-site, on the Dunbar Community Center property. PLANNING COMMISSION ACTION: (OCTOBER 21, 2004) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval. The applicant offered no additional comments. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. The application was approved. 4