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HomeMy WebLinkAboutZ-5254-B Staff AnalysisSeptember 6, 2001 ITEM NO.: 5 FILE NO.: Z -5254-B NAME: McClellan High School - Conditional Use Permit LOCATION: 9417 Geyer Springs Road DEVELOPER: ARCHITECT: Little Rock School District Stuck Associates Architects 801 West Markham Street 1308 S. Main Street Little Rock, AR 72201 Little Rock, AR 72202 AREA: 14.5 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: School - Nonconforming/Single Family Residential PROPOSED USE: Addition to existing school VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant, Little Rock School District, is requesting a conditional use permit to allow for a building addition to the existing McClellan High School campus at 9417 Geyer Springs Road. The proposed building addition will be located on the east side of the existing main school building, within an existing paved parking area. The proposed addition will be 8,900 square feet in area and include seven (7) permanent classrooms, multi -media offices and additional restroom facilities. The height of the building addition will be approximately 15 feet. The new permanent classroom addition will allow six (6) existing portable classroom buildings to be removed from the site. The portable classroom buildings to be removed are located along the east property line and noted on the attached site plan sketch. In addition to the proposed classrooms expansion, five (5) areas within the existing main school building will be renovated, including the main September 6, 2001 ITEM NO.: 5 (Cont.) FILE NO.: Z -5254-B entrance to the building. The applicant notes that after the building expansion and removal of portable classrooms, there will be a total of 77 classrooms on the site. There will also be 210 parking spaces around the main school building, with a large existing parking area on the west side of the football stadium. B. EXISTING CONDITIONS: The 14.5 acre site is occupied by the existing McClellan High School campus. School buildings and parking are located within the north portion of the property, with the athletic fields and additional parking within the south portion. There is office zoning and single family residences to the north, with single family residences to the east. There is a mixture of multi -family and single family uses to the south. There is also a mixture of uses and zoning (including a church, day care center and funeral home) across Geyer Springs Road to the west. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Santa Monica, O.U.R., Allendale and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Provide existing topographic information at maximum five foot contour interval and the 100 -year base flood elevation. 4. A grading permit and development permit for special flood hazard area is required prior to construction. 5. Southwick Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 6. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to 2 September 6, 2001 ITEM NO.: 5 (Cont.) E. F. G. FILE NO.: Z -5254-B this street including 5 -foot sidewalks with planned development. Applies to Southwick Street. 7. Remove portion of driveway apron extending into gutter on Southwick Street. 8. Traffic is not to increase on McClellan Drive. 9. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock code. Contact Traffic Engineering at 340-4880 (Steve Philpott) for more information regarding street light requirements. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Fire Department: No Comment. County Plannin : No Comment. CATA: No Comment received. Landscape Issues: Since the building expansion proposed is less than ten percent, no additional landscaping is required by ordinance. SUBDIVISION COMMITTEE COMMENT: (AUGUST 16, 2001) The applicant was present. Staff presented the item and noted that additional information was needed on building heights, the number of classrooms, parking, fencing, signage and the dumpster location. Staff noted that the areas where the portable classrooms are currently located should be re -sod after their removal. Public Works k September 6, 2001 ITEM NO.: 5 (Cont.) FILE NO.: Z -5254-B Comments were presented and discussed. The applicant stated McClellan Drive would continue to serve as emergency access only. The applicant was advised to provide a revised site plan and answers to the questions raised by staff by August 22, 2001. The Committee determined there were no outstanding issues and forwarded the item to the full Commission. H. ANALYSIS: J The applicant submitted a revised site plan to staff on August 22, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The applicant also provided the additional information as requested by the Subdivision Committee. The applicant has noted that there will be a total of 77 classrooms after the proposed building addition and removal of the existing portable classroom buildings. The minimum parking requirement for a school of this size is 462 spaces. After the building expansion, there will be 210 paved parking spaces remaining on the east and west sides of the main school building. There is also a rather large existing parking area (paved and gravel) located on the west side of the football stadium. Staff is comfortable that there is enough existing parking on the site to meet the minimum requirement and serve the school use. As noted in paragraph A., six (6) portable classroom buildings located along the east property line will be removed with the new building addition. The area where the portable classrooms are located must be re -sod after their removal. To staff's knowledge, there are no outstanding issues associated with the conditional use permit application. With compliance with the conditions as noted in the next paragraph, staff feels that the proposed building expansion will have no adverse effect on the general area. 4 Y September 6, 2001 ITEM NO.: 5 (Cont.) I. STAFF RECOMMENDATIONS: FILE NO.: Z -5254-B Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D and E of this report. 2. Any site lighting must be low-level and directed away from adjacent residential property. 3. The dumpster area must be screened on three (3) sides with an eight (8) foot high opaque fence or wall. 4. The six (6) existing portable classroom buildings must be removed with the new building construction. 5. The area where the portable classrooms are located must be re -sod after their removal. 6. McClellan Drive is to continue to be used for emergency access only. PLANNING COMMISSION ACTION: (SEPTEMBER 6, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. 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. 5