HomeMy WebLinkAboutZ-5430-B Staff AnalysisMay 23, 2002
ITEM NO.: 5 FILE NO.: Z -5430-B
NAME: Parkview High School — Conditional Use Permit
LOCATION: 2501 John Barrow Road
OWNER/APPLICANT: Little Rock School DistrictfFhe Wilcox Group
PROPOSAL: A conditional use permit is requested to allow for various
expansions to this existing high school. The property is
zoned R-2.
ORDINANCE DESIGN STANDARDS:
SITE LOCATION:
The Parkview Campus occupies a 27t acre tract located on the east side of
John Barrow Road, Y2± mile south of Kanis Road.
2. COMPATIBILITY WITH NEIGHBORHOOD:
The school is located within what is primarily a residential neighborhood,
although there are numerous nonresidential uses located to the north of the
site. Single family homes extend east and south of the site. The properties
immediately adjacent to the north, south and east are sparsely developed.
Multifamily developments and undeveloped multifamily zoned properties are
located to the west, across Barrow Road. The proposed construction of these
small additions and a baseball practice field on the existing campus will not
affect the school's 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 Brownwood Terrace
Neighborhood Associations were notified of this proposal.
3. ON SITE DRIVES AND PARKING:
The site is accessed via two driveways off of Barrow Road. The school has
approximately 600 on-site parking spaces. No changes are proposed to either
the driveways or parking arrangement. The school currently has 45
classrooms, including portable classrooms. Once the addition is completed
and the portables are removed, the school will still have 45 classrooms.
May 23, 2002
ITEM NO.: 5 (Cont.) FILE NO.: Z -5430-B
Secondary schools are currently required to have 6 spaces per classroom. A
total of 270 spaces is required for Parkview. The existing drives and parking
lots do need to be repaired.
4. SCREENING AND BUFFERS:
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A landscape upgrade toward compliance with the Landscape Ordinance will
only be required if the total proposed building expansion exceeds 10 percent of
all existing buildings. If the expansion does exceed 10 percent, then a
landscaping upgrade equal to the percentage of expansion proposed will be
required.
PUBLIC WORKS COMMENTS:
1. 26th Street is classified on the Master Street Plan as a commercial street.
Dedicate right-of-way to 30 feet from centerline. . .
2. Provide design of street conforming to "MSP" (Master Street Plan).
Construct one-half street improvement to these streets including
5 -foot sidewalks with planned development.
3. Plans of all work in right-of-way shall be submitted for approval prior to start
of work.
4. Stormwater detention ordinance applies to this property.
5. Easements for proposed stormwater detention facilities are required.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available, not adversely affected.
Entergy: No Comments received.
Reliant: Approved as submitted.
Southwestern Bell: Approved as submitted.
Water: It appears that the construction may conflict with existing public and
private water facilities. Contact Central Arkansas regarding possible
solutions to those problems. Due to the nature of the processes used in this
facility, installation of an approved reduced pressure zone backflow
preventer assembly prior to the first outlet will be required on the domestic
water service. Contact Carroll Keatts, Central Arkansas Water's Cross
Connection Program Administrator at 992-2431.
Fire Department: Place fire hydrants per code.
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May 23, 2002
ITEM NO.: 5 (Cont.) FILE NO.: Z -5430-B
County Planning: No Comments.
CATA: No Comments received.
SUBDIVISION COMMITTEE COMMENT: (MAY 2, 2002)
Eugene Terry and Doug Eaton were present representing the application. Staff noted
that additional information was needed on building height, number of existing
classrooms, signage, site lighting, fencing, on-site parking and dumpster locations.
The applicant has asked to provide a phasing plan for removal of the portable
classrooms. The applicant was also asked to provide greater detail of the proposed
baseball field; if it was more of a practice/intramural field on if there would be
interschool/district competition; if there would be lighting, fencing grandstands, etc...
There was a discussion of the two access points off of West 26 Street, Mr. Eaton
explained they were used only for mowers to access the site;, that there was no
access through those points for school use. Staff noted the need to repair and patch
the existing drives and parking lots. Public Works Comments were discussed. Mr.
Eaton stated the school district would agree to dedicate any needed right-of-way.
Staff voiced their support for a deferral of the required improvements to West 26th
Street, since there is no access to the school from that street. Landscape and Utility
Comments were noted.
The Committee determined there were no other issues and forwarded the item to the
full Commission.
The applicant was advised to respond to staff issues no later than Wednesday, May 8,
2002.
STAFF ANALYSIS:
Parkview High School occupies the R-2 zoned, 27t acre tract located at 2501 John
Barrow Road. The site contains a large high school building, parking lots and athletic
practice fields. The school district proposes to construct a one-story, seven -classroom
addition, a new athletic fieldhouse, a cafeteria expansion and a baseball practice field.
The classroom addition is to replace several portable classroom buildings which will
be removed from the site once the addition is completed. The baseball field will be a
practice field only. No lighting, seating, etc... will be included. No changes are
proposed to the school's parking and drives, fencing, signage or site lighting. The
number of classrooms will remain at 45, once the addition replaces the portable
classrooms.
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May 23, 2002
ITEM NO.: 5 (Cont.) FILE NO.: Z -5430-B
Staff is supportive of the proposed conditional use permit. The replacement of
portable buildings with a permanent addition is a positive step for the campus. The
other elements of the proposal are appropriate for a large secondary school campus
and will not affect the neighboring properties.
Staff supports a deferral of the required improvements to 26th Street. The school does
not take access from this street. If there is ever proposed a change in the nature of
the baseball field, to allow competitive games with additional parking, the site will be
brought back to the Commission for a revised C.U.P. and the street issue can be
revisited at that time.
On May 7, 2002, the applicant submitted a revised cover letter which addressed those
issues raised at Subdivision Committee.
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 upon completion of the
classroom addition.
3. The existing parking lots and driveways are to be repaired.
4. The baseball field is to be a practice field only; with no lighting or seating.
5. Compliance with the approved site plan.
Staff recommends approval of the requested deferral of improvements to West 26th
Street.
PLANNING COMMISSION ACTION: (MAY 23, 2002)
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. Staff also recommended approval of
the requested deferral of improvements to West 26th Street.
There was no further discussion. The item, including the street deferral, was placed
on the Consent Agenda and approved by a vote of 9 ayes, 0 noes and 2 absent.
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