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HomeMy WebLinkAboutZ-5236-A Staff AnalysisApril 3, 2003 ITEM NO.: 9 FILE NO.: NAME: Wakefield Elementary School — Conditional Use Permit LOCATION: 75 Westminister Drive OWNER/APPLICANT: Little Rock School District/Allison Architects PROPOSAL: A conditional use permit is requested to allow for the construction of a new elementary school to replace the school that burned in 2002. The property is zoned R-2. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The school site is located at the southeast corner of Westminister and Lancaster, in the Wakefield Neighborhood. 2. COMPATIBILITY WITH NEIGHBORHOOD: There has been an elementary school on this site for many years. The property is located within the heart of the Wakefield Neighborhood and is surrounded by properties that are predominantly single family in use. A scattering of nonresidential uses is located north of the site. Allowing the rebuilding of this neighborhood elementary school is a positive action that will benefit the neighborhood. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Wakefield and SWLR United for Progress Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKIN The proposed new school will have a total of 28 classrooms and 50 employees; requiring 78 on-site parking spaces. The site has no real on- site parking and only a row of spaces along Westminister Drive that back into the street. Under this new plan, a new 9 -space visitors parking area will be located off of Westminister and a new, 52 -space parking lot will be constructed south of the school, off of Lancaster Road. A bus loading/unloading drive is located in front of the school, off of Lancaster. Staff supports a variance to allow the reduced number of on-site parking spaces. April 3, 2003 ITEM NO.: 9 (Cont.) FILE NO.: Z -5236-A 4. SCREENING AND BUFFERS: The width of the two small interior landscaping islands must be increased to at least 7 Y2 feet. Interior landscape islands must be at least 150 square feet to receive credit. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required to screen the proposed new parking area from the properties to the south. 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. All driveways shall be concrete aprons per City Ordinance. 3. Sidewalks with appropriate handicap ramps are required on Westminister in accordance with Sec. 31-175 of the Little Rock Code and the Master Street Plan. 4. The proposed land use would classify Westminister Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer 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. County Planning: No Comments. CATA: Site is not located on a dedicated bus route but is near route #17 and 17A and has no effect on bus radius, turnout and route. 2 April 3, 2003 ITEM NO.: 9 (Cont.) FILE NO.: Z -5236-A SUBDIVISION COMMITTEE COMMENT: (MARCH 13, 2003) The applicant was present. Staff presented the item and noted additional information was needed regarding building design, signage, number of classrooms and employees and site lighting. In response to a question from staff, the applicant stated the site would continue to be open, allowing neighborhood residents access to the play areas. Staff noted that the City's "City in a Park" plan envisioned allowing school grounds to serve as park facilities for neighborhood residents. Public Works Comments were presented. It was noted that stormwater detention would likely be required. Landscape Comments were presented. Staff noted that the applicant had adjusted the parking lot design to save several significant trees. The applicant was advised to respond to staff issues no later than noon, Wednesday March 19, 2003. The Committee then forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned, 6t acre tract at the southeast corner of Lancaster and Westminister Drive was formerly occupied by the Wakefield Elementary School. The school was recently destroyed by fire and the site has been cleared other than for the cafeteria building which survived the fire. The Little Rock School District is requesting approval of a conditional use permit to allow for the construction of a new 50,380 square foot, 28 classroom elementary school Additionally, 61 on-site parking spaces will be constructed in two new parking lots located north and south of the building. A courtyard/playground will be located within the building. Existing playground areas will also remain south and east of the building. The proposed building will have a height of 16'8" with the media center having a height of 23'8". The building will have a brick fagade up to 10'0" and stucco from 10'0" to the roof. The media center will have a sloping single membrane roof. The rest of the facility will have a parapet wall with the roof sloping to the courtyard. Staff is supportive of the requested conditional use permit. Allowing the rebuilding of this neighborhood school will be a benefit to this neighborhood. The new facility will have better parking and associated landscaping and screening. On March 19, 2003, the applicant submitted responses to staff issues raised at Subdivision Committee. The applicant has confirmed that the playground area will continue to be accessible to neighborhood residents. The interior Landscape Islands have been increased in size and screening will be installed along the south perimeter of the site as required. Site lighting will be 3 April 3, 2003 ITEM NO.: 9 Cont. FILE NO.: Z -5236-A designed to minimize its affect on adjacent properties but to also provide appropriate illumination for safety and security at the school. The applicant has agreed to comply with Public Works Comments. One ground -mounted sign will be installed at the corner of Lancaster and Westminister. Staff recommends that the sign be limited to the size allowed in office and institutional zones; 6 feet in height and 64 square feet in area. The applicant has suggested that signage will be placed above the canopy of the media center with the school name in individual letters. Staff cannot support this type of sign which is defined as a roof sign by the code. The lettering must be mounted flush on the vertical wall of the building as a wall sign. STAFF RECOMMENDATION: Staff recommends approval of the requested 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. Signage is to be limited to one ground -mounted sign not to exceed the height and size permitted in office and institutional zoned and a wall sign located on the fagade of the building in compliance with city code. 3. Any site lighting is to be low-level and directional, designed so as to limit light flooding onto adjacent properties. Staff supports a parking variance to allow a reduction in on-site parking, as proposed. PLANNING COMMISSION ACTION: (APRIL 3, 2003) The applicant was present. There were no objectors present. Letters of support had been received from SWLR United for Progress and the Wakefield Neighborhood Association. Staff presented the item and a recommendation of approval subject to compliance with the conditions outlined in the "Staff Recommendation" above. Staff recommended approval of a parking variance. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff, including the parking variance. The vote was 8 ayes, 0 noes and 3 absent. 112