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HomeMy WebLinkAboutZ-5232-C Staff AnalysisApril 3, 2003 ITEM NO.: 8 FILE NO.: Z NAME: Southwest Middle School — Conditional Use Permit LOCATION: 3301 South Bryant Street OWNER/APPLICANT: Little Rock School District/Wittenberg, Delony and Davidson PROPOSAL: A conditional use permit is requested to allow for the addition of a six (6) classroom addition to replace two (2) portable classroom buildings. The property is zoned R-2. ORDINANCE DESIGN STANDARDS: SITE LOCATION: The 40t acre tract containing Southwest Middle School, Bale Elementary School and Little Rock School District physical plant services is located south of West 32"d Street, east of Bryant Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The tract containing the two (2) schools and the physical plant facility is located at the southern fringe of the residential neighborhood. The school property actually serves as a transition from the neighborhood to the intense commercial development along Asher Avenue. Allowing the classroom addition, which will result in the removal of two (2) portable classroom buildings, will not affect the campus' 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 John Barrow and College Terrace Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARK Once the addition is completed, the school will have 40 classrooms and 55 employees; requiring 95 on-site parking spaces based on a requirement of one space per classroom plus one space per employee. The site has 104 on-site parking spaces, although it appears some are shared with Bale Elementary. The addition is to replace two portable classroom buildings. There is no real increase in the number of classrooms or employees. Bus loading/unloading is located in an area in front of the school, taking access off of South Bryant Street. April 3, 2003 ITEM NO.: 8 Cont. FILE NO.: Z -5232-C 4. SCREENING AND BUFFERS: Since the proposed expansion will be under ten percent of the existing structure, no landscaping upgrade is required. 5. PUBLIC WORKS COMMENTS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. The proposal is to replace existing portable classrooms with a permanent building. Therefore, no boundary street improvements are required at this time, particularly 32'ld Street. 3. Stormwater detention ordinance applies to this property. 6. UTILITY FIRE DEPT. AND LATA COMMENTS: Wastewater: Service available, not adversely affected. Entergy: Approved as submitted. Reliant: No Comments received. Southwestern Bell: Approved as submitted. Water: Contact Central Arkansas Water if additional and/or larger meter(s) are required. Fire Department: Approved as submitted. Count Planning.No Comments. CATA: Site is on bus route #21 but has no effect on bus radius, turnout and route. SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003) The applicant was present. Staff presented the item and noted additional information was needed on building design, signage, fencing and dumpster location and screening. The applicant stated the dumpster was tucked into a niche and was not visible from the outside. He was advised to show it on the plan. In response to a question from staff, the applicant stated the school grounds would continue to be open to allow neighborhood residents access to play areas. Staff commented that the City's "City in a Park" plan incorporated 2 April 3, 2003 ITEM NO.: 8 Cont.) FILE NO.: Z -5232-C school grounds as an element serving as park area for neighborhood residents. Public Works and Landscape Comments were presented. The applicant responded that 32nd Street would be improved; that the project had, in fact, already been awarded. The applicant was advised to respond to staff issues no later than noon, Wednesday March 19, 2003. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: Southwest Middle is located on a R-2 zoned, 39 acre tract at the southeast corner of West 32nd and Bryant Streets. Bale Elementary School and Little Rock School District Physical Plant facilities are also located on this tract. Southwest Middle School is currently an 84,200 square foot building with 34 classrooms. Additional classrooms are located in two portable buildings. The site also contains 104 parking spaces located in lots with access off of West 32nd and Bryant Streets. Some of these spaces may also be shared with the elementary school. The school district is requesting approval of a conditional use permit to allow the following: A 7,116 SF six classroom addition will replace the two portable classroom structures. This classroom addition will not add student or teacher capacity to the existing school. 2. Addition of ADA accessible stairs and ramps at Classroom Buildings 2, 4, & 5. 3. Replace windows in Administrative and Classroom areas. 4. Interior refurbishing of toilets for ADA accessibility. No other changes are proposed to the site, other than for required street and sidewalk improvements. The proposed one-story addition is to have a flat roof and a brick veneer to match the existing building. The site has an existing ground sign and one wall sign at the main entrance. No changes are proposed in signage. No changes are proposed to fencing or the dumpster. The dumpster is tucked into a "niche" of the building and is not visible from outside the school grounds. Staff is supportive of the request. Allowing the classroom addition, resulting in the removal of two portable buildings, is an improvement that will be of benefit to the neighborhood and the District. There is no resulting increase in classrooms or employees, thus no increased impact on the neighborhood. 3 April 3, 2003 ITEM NO.: 8 Cont. FILE NO.: Z -5232-C The District confirmed in Subdivision Committee that the campus would continue to be accessible to neighborhood residents for use of the play areas. On March 18, 2003, the applicant submitted responses to staff issues raised at Subdivision Committee. To staff's knowledge, there are no outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the conditional use permit subject to compliance with the following conditions: 1. Compliance with staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. The portable classroom buildings are to be removed from the site upon completion of the classroom addition. PLANNING COMMISSION ACTION: (APRIL 3, 2003) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 7 ayes, 0 noes, 3 absent and 1 recusing (Langlais). n