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HomeMy WebLinkAboutZ-5231-A Staff AnalysisDecember 17, 1998 ITEM NO.: 12 FILE NO.: 'r -5231-A NAME: Stephens School Development - Conditional Use Permit LOCATION: 3700 West 18th Street OWNERIAPPLICANT• Little Rock School District PROPOSAL: To obtain a conditional use permit for a combination school and small community center at 3700 West 18" Street on property zoned R-3, Single Family Residential. ORDINANCE DESIGN STANDARDS: 1. Site Location: This site is located primarily on the north side of 18th Street between Oak and Valmar Streets, with a new parking area on the east side of Maple Street between 18th and 19th Streets. 2. Com atibilit with Nei hborhood: This property and all of the adjacent surrounding area is zoned R-3, Single Family Residential. This is a residential neighborhood consisting of primarily smaller lots, a few vacant lots, and two churches taking up the entire block immediately across Oak Street between 17`h and 18th Streets. One of those churches, First Baptist, has parking lots on the southwest and southeast corners of Oak and 18th Streets. The proposed uses are compatible with the neighborhood. The Stephens Area, Love, Midway, and Hope Neighborhood Associations were notified of the public hearing. 3. On -Site Drives and Parking: The proposal shows 3 drop-off areas, one for buses at the northwest corner of the property along 1701 Street, one on Valentine Street along the east side of the school for children in pre-school/kindergarten, and the third on the south side of the property along 18`h Street for children in the elementary school. There is a delivery entrance on the north side of the building from Maple Street. In addition there are entrances to parking lots from Oak, Valentine and 18th Streets. December 17, 1998 STEM Nd•: 12 Cant. FILE NO.: ti -5231-A These accesses, drop offs, and parking areas should be sufficient. The ordinance requirements for parking are for 70 spaces which are exceeded with 109 being provided. 4. screening and Buffers: The proposed parking lot at 17th and Oak Streets lacks the six percent (442 square feet) interior landscaping required within the parking lot by the Landscape Ordinance. The proposed parking lot south of 18th Street is 964 square feet short of the 1,610 square feet of interior landscaping required within the parking lot by the Landscape Ordinance. Additionally, the proposed on- site buffer width along Maple Street and the eastern perimeter are both 2 feet below the 6 feet required by ordinance. Additionally, the proposed on-site buffer width along lath Street is 6 feet below the 12 feet required by ordinance. The proposed shrubs and trees must be placed within the on-site buffer areas and out of the public right-of- way. 5. Public Works Comments: 1. Show 30, right-of-way dedication on all abutting streets, including 20, radial dedication, or seek waiver/deferral. 2. Show sidewalk and ramps on all frontages. 3. Sidewalk should be minimum 4' from back of curb except for the drop off area along the north side of 18th Street. 4. Show a concrete apron at the corner of Maple and West 17th Street as well as for each parking area. 5. Construct improvements to West 17th and 18th Streets along the playground or seek waiver/deferral. 6. Officially close Maple and valentine right-of-ways. Work with Public Works to complete paperwork for this action. 6. IItilit and Fire Dei3artment Comments: Water: ment ti ease Contact the Water Warks regarding water requirements. Wastewater: Sewer available, not adversely affected. Southwestern Bell: Approved as submitted. N December 17, 1998 ITEM NO.: 12 (Cont.) FILE NO.: Z -5231-A ARKLA: No comments received. Entergy: Approved as submitted. Fire Department: Approved as submitted. CATA: This site is two blocks north of Route 16, South Highland-UALR. 7. Staff Analysis: The applicant is requesting a conditional use permit to construct a new school for grades pre -kindergarten through fifth on this 4.46 acre R-3, Single Family Residential zoned site. The site lies between west 17`h and 18"`, Oak and Valentine Streets. The facility will also contain a small community center in the west end which would share use of the gymnasium. The City is funding the community center construction costs. A parking lot is proposed south of 18"' Street across from the center of the school building. Across Valentine to the east of the school would be constructed a school playground and park area which would be used by the school when it is in session, and serve as a community playground and park outside of school hours. City would maintain ownership of the land. The school is funding the playground equipment. This site had been the location of an elementary school from 1950 to summer 1993 when it was demolished. Now that an entirely new facility is being built, a conditional use permit is required. The original facility existed prior to current zoning requirements and so it did not have a conditional use permit. A single building is proposed which will vary from one to two stories. The applicant must meet front and rear setbacks of 25 feet minimum, and side yard setbacks of 5 feet minimum from property lines established after proper street right-of-way dedications are accomplished. Parking and drop-off areas do meet ordinance requirements. Variances will be required where setbacks are not met such as the northeast corner of the property as proposed. Any on-site lighting must be directed downward onto the property and not towards any residential areas. The hours of the community center are expected to be 10:00 a.m. to 9:00 p.m., 7 days a week. No ground mounted signs are proposed. Any wall signs will require permitting and conformance with ordinance requirements. 3 December 17, 1998 ITEM NO.: 12 Cont. FILE NO.: Z -5231-A The applicant wishes to deviate from the standard sidewalk setback from the curb of 4 feet in the northeast corner of the property where Valentine jogs and intersects with West 17`b Street. In that same northeast area the applicant wishes to encroach into the 25 foot rear setback area. This is caused by a combination of the way the street swings into the property and the requirement for a 30 foot right-of-way dedication. If this encroachment is not allowed, the building size would have to be reduced beyond acceptable square footages. They can meet setbacks every where else. Variances would be required for both these situations. The proposed uses are compatible with the neighborhood and should enhance the area. However, traffic increases will occur at school start and stop times and during functions. This impact will be lessened by required street improvements and proper traffic control procedures. Staff believes this is a reasonable use of this site, and will have manageable impacts that are outweighed by the benefits. 8. Staff Recommendation: Staff recommends approval of the conditional use permit subject to the following conditions: a. Comply with Public Works Comments b. Compliance with the City's Landscape and Buffer Ordinances c. Maintain all utility easements located in Valentine Street. Staff also recommends approval of the two variances as follows: a. Place sidewalk adjacent to curb instead of 4 feet back from the curb along Valentine Road. b. Reduce rear yard setback from Valentine Road to 20 feet at the northeast corner of the site. 4 December 17, 1998 ITEM NO.: 12 Cont. I FILE NO.: Z -5231-A SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 5, 1998) Frank Blair, Doug Eaton, and Steve Grisham were present representing the application. Staff gave a brief description of the proposal. Because of the short time between site plan submittal and the Committee meeting, there was not time for staff to accomplish a thorough review or develop comments. This necessitated a more lengthy description by the applicant and generalized comments by the staff. More detailed review, comment and discussions between staff and the applicant will be necessary prior to the full Commission meeting to resolve issues such as street right-of-way requirements, landscape buffers, Valentine Street closure and traffic management, and street improvements around the playground. Applicant was instructed to submit revised site plans by December 1. There being no further issues, the Committee accepted the proposal and forwarded the item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (DECEMBER 17, 1998) Frank Blair, Doug Eaton, and Steve Grisham were present representing the application. There were no objectors present. Staff presented the item with a recommendation for approval subject to compliance with conditions listed in the "Staff Recommendation." Staff also recommended approval of two variances: One, to place sidewalks adjacent to the curb instead of 4 feet back from the curb along Valentine Street; second, to reduce the rear yard setback from Valentine Street to 20 feet at the northeast corner of the site. One additional action was added which was to approve a deferral for up to five years for street improvements along West 17th and 18"' Streets adjacent to the Parks Department property for the park/playground. The item with variances was placed on the Consent Agenda and approved as recommended by a vote of 8 ayes, 0 nays, and 3 absent. 5