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HomeMy WebLinkAboutZ-5237-A Staff AnalysisNovember 29, 2001 ITEM NO.: 3 FILE NO.: Z -5237-A NAME: Watson Elementary School Conditional Use Permit LOCATION: 7000 Valley Drive OWNER/APPLICANT: Little Rock School District/Herron-Horton Architects PROPOSAL: A conditional use permit is requested to allow a classroom addition onto this existing elementary school. The property is zoned R-2. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The property is located on the north side of Valley Drive; two blocks east of Chicot Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The elementary school has existed as part of this residential neighborhood for many years. The proposed small classroom addition will not affect the continued compatibility of the school with the neighborhood. At its closest point, the addition is over 120 feet from the nearest property line. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Chicot, Allendale, Santa Monica and SWLRUP Neighborhood Associations were notified of this request. As of this writing, staff has received no comments. 3. ON SITE DRIVES AND PARKING: The site has a large parking lot west of the building, taking access off of Twin Oaks Drive. The parking lot was designed with 120 spaces, although only 60 are currently used. The remainder are in an area used as playground. With the addition, the school will have 29 classrooms, requiring 29 parking spaces. No changes are proposed for the driveways or parking lots. A separate bus pick- November 29, 2001 ITEM NO.: 3 (Cont.) FILE NO.: Z -5237-A up/drop-off area is located in front of the school. This one way drive takes access off of Valley Drive. On site parking and bus areas are sufficient. 4. SCREENING AND BUFFERS: Since the proposed expansion is less than 10% of the existing structures and no new vehicular use areas are proposed, no upgrade in landscaping is required. 5. PUBLIC WORKS COMMENTS: 1. Valley Drive and Warren Road are classified on the = Master Street Plan as commercial streets. Dedicate right-of-way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the corner of Valley Drive and Warren Road. 3. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Stormwater detention ordinance applies to this property. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: No Comments received. ARKLA: No Comments received. Southwestern Bell: No Comments received. Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional fire hydrants are required. If additional water facilities are needed, they will be installed at the expense of the developer. Fire Department: Approved as submitted. County Planning: No Comments received. 2 November 29, 2001 ITEM NO.: 3 (Cont.) FILE NO.: Z -5237-A CATA: Project site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. 7. STAFF ANALYSIS: Watson Elementary School is located on a 12+ acre tract at 7000 Valley Drive. The main building contains 26 classrooms. A portable building located behind the school contains two additional classrooms. The Little Rock School District proposes to construct an addition onto the east side of the school. The addition will contain two classrooms, one of which can be divided by a partition making a third classroom. The District will also be remodeling the interior of the existing school. The portable classroom building will continue to be used throughout the remodeling, after which, it will be removed. Plans are to have the entire project completed by the beginning of the 2002-2003 school year. No changes are proposed to the existing driveways and parking areas. One monument style ground -mounted sign is located in front of the school. No additional signage is requested. The height of the existing school building is 12 feet. The proposed addition is to be 1418" in height. The height of the cafeteria is 1815". The dumpster is located north of the playground, west of the school. It will be enclosed by the required 8' tall, wood privacy fence. New interior walkways and ADA ramps will be installed on the site. Staff is supportive of the request and believes allowing the requested C.U.P. will not negatively impact the neighborhood. The applicant submitted a revised site plan on November 14, 2001 answering issues raised at the Subdivision Committee. 8. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the comments in Sections 5 and 6 of this report. 3 November 29, 2001 ITEM NO.: 3 (Cont.) FILE NO.: Z -5237-A 2.The portable classroom building is to be removed from the property when renovations to the existing building are complete. SUBDIVISION COMMITTEE COMMENTS: (NOVEMBER 8, 2001) Jennifer Herron was present representing the application. Staff presented the item and noted that additional information was needed regarding the number of classrooms existing and proposed, the number of parking spaces on site, building height, signage, fencing and bus circulation on the site. The applicant was asked to indicate required screening around the dumpster and to provide a phasing plan for removal of the portable classroom:, building. Public Works Comments were presented. The applicant was advised to meet with staff regarding the issue of right-of- way dedication. The Committee determined there were no other issues and forwarded the item to the full Commission. PLANNING COMMISSION ACTION: (NOVEMBER 291 2001) 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. A letter of support had been submitted by Janet Berry, president of SWLRUP. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 4