Loading...
HomeMy WebLinkAboutZ-5461-A Staff AnalysisJuly 26, 2001 ITEM NO.: 3 FILE NO.: Z -5461-A NAME: Mabelvale Middle School - Conditional Use Permit LOCATION: 10811 Mabelvale West Road DEVELOPER: ENGINEER: Little Rock School District 810 West Markham Street Little Rock, AR 72201 AREA: 16.5 acres ZONING: R-2 The Renshaw Firm 620 East Markham Street Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: School PROPOSED USE: School expansion VARIANCES/WAIVERS REQUESTED: 1.A variance to allow a reduced number of parking spaces. 2.A variance for reduced driveway spacing. A. PROPOSAWREQUEST: The applicant, Little Rock School District, requests a conditional use permit to allow building expansions at the existing Mabelvale Middle School located at 10811 Mabelvale West Road. The proposed project consists of classroom additions along the south side of the existing school buildings and additions to the administrative offices, library and cafeteria along the east side. The classroom additions will be a total building area of approximately 5,210 square feet for five (5) additional classrooms, bringing the total number of classrooms to 42. The building addition along the east side will amount to approximately 10,197 square feet. There will be also be a small mechanical room addition at the southwest corner of the classrooms and a handicap toilet addition on the west side. The building additions will not exceed 26 feet in July 26, 2001 ITEM NO.: 3 (Cont.) FILE NO.: Z -5461-A height. The additional classrooms will allow one (1) existing portable building to be removed from the site. As part of the application, the applicant is requesting a variance to allow a reduced number of parking spaces. The total number of classrooms would require a minimum of 252 parking spaces. There are a total of 144 parking spaces on the site. The applicant proposes to add 21 spaces at the southeast corner of the existing parking area for a total of 165 spaces. The applicant notes that the 165 parking spaces will be sufficient to serve the school's parking needs. The applicant is also requesting a variance for reduced driveway spacing for the four (4) existing drives along Mabelvale West Road. The ordinance requires that driveways be setback at least 150 feet from side property lines and have a minimum of 300 feet of spacing between drives. The easternmost and westernmost drives are setback approximately 25 feet from the side property lines. The spacing between the individual drives ranges from 130 feet to 240 feet. B. EXISTING CONDITIONS: There is a multiple building school development on the site with associated drives and parking. There is a church and a single family residence to the north across Mabelvale West Road. There is vacant C-3 zoned property to the west and vacant I-2 zoned property to the south. There is a post office and additional vacant land to the east. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Mavis Circle, Pinedale and SWLR UP Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Mabelvale West Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 2 July 26, 2001 ITEM NO.: 3 (Cont.) FILE NO.: Z -5461-A 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one=half street improvements to this street including 5 -foot sidewalk with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment received. 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. Fire Department: Place fire hydrants per city code. Contact Dennis Free at 918-3752 for details. County Plannin : No Comment received. CATA: Project site is located near bus routes 17 and 17A, but has no effect on bus radius, turnout and route. CATA would like to be informed of construction start date and any concerns that may cause routing delays. F. Landscape Issues: A landscaping upgrade toward compliance with the Landscape Ordinance will be required equal to the expansion proposed. G. SUBDIVISION COMMITTEE COMMENT: (JULY 5, 2001) Doug Eaton and Buddy Vogler were present, representing the application. Staff briefly described the proposed conditional use permit, noting that some additional information was needed. Staff noted that bus circulation needed to be shown on the plan. The Public Works requirements were briefly discussed. It was noted that a variance needed to be requested for the 3 July 26, 2001 ITEM NO.: 3 (Cont. FILE NO.: Z -5461-A spacing of the existing driveways along Mabelvale West Road. This issue was briefly discussed. Public Works representatives indicated support of the variance. Bob Brown, of the Planning Staff, explained that an upgrade in landscaping would be required. After the discussion, the Committee forwarded the application to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff on July 11, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The additional information as requested has been shown on the plan. Public Works has reviewed the revised plan and notes no issues. As noted in paragraph A., the applicant is requesting a variance to allow a reduced number of parking spaces. The applicant notes that the total parking proposed is enough to serve the school needs. Staff supports the variance as requested. The applicant is also requesting a variance for reduced driveway spacing. Public Works supports the variance as requested. The existing drives provide for separate bus and private passenger vehicle circulation for student drop-off and pick-up. There are two (2) existing ground -mounted signs in front of the school complex. The westernmost sign will extend into the right-of-way with the new dedication. This sign should be relocated and moved back at least five (5) feet from the new right-of-way line. Otherwise, to staff's knowledge, there are no outstanding issues associated with the conditional use permit. Staff feels that the proposed school expansions will have no adverse impact on the general area. The proposed building additions conform to the ordinance requirements for setbacks and height. 4 July 26, 2001 ITEM NO.: 3 (Cont.) FILE NO.: Z -5461-A I. STAFF RECOMMENDATIONS: Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F 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 westernmost ground -mounted sign must be moved back at least five (5) feet from the new right-of-way line. 5. Staff recommends approval of the variance for reduced number of parking spaces. 6. Staff recommends approval of the variance to allow reduced driveway spacing. 7. The existing portable building must be removed with the new building construction. PLANNING COMMISSION ACTION: (JULY 26, 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