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HomeMy WebLinkAboutZ-5700 Staff AnalysisJuly 13 993 ITEM NO.: 17 FILE NO.: Z-5700 NAME: LOCATION: OWNER/APPLICANT: PROPOSAL• ORDINANCE DESIGN STANDARDS: 1. Site Location Baker Elementary School - Conditional Use Permit 15001 Ranis Road Pulaski County Special School District/Frederick M. Chilcote, Agent A conditional use permit is requested to allow for the expansion of this existing elementary school located on an R-2 zoned site, adjacent to the Little Rock city limits and within the City's zoning and subdivision jurisdiction. The site is located on the west side of Ranis Road, approximately 3/4 mile south of its intersection with Chenal Parkway. The property is outside of the city limits, but lies within the City's area of zoning and subdivision jurisdiction. 2. Compatibility with Neighborhood The zoning in the immediate vicinity is primarily R-2, consisting of single family homes on larger tracts of land in a rural setting. There is a large area of vacant, 0-2 zoned land extending north and west, across Ranis Road. A small, nonconforming apartment building sits across Baker Lane from the school site. The school has existed at this location for several years and the proposed expansion should not affect its continued compatibility with the neighborhood. 3. On --Site Drives and _Parking Once the expansion is completed, the school will have 18 classrooms. The on-site parking requirement, as established by ordinance, is one space per classroom. This site has 75 existing parking spaces and sufficient stacking space for drop-off/pickup. July 13, 1993 SUBDIVISION ITEM NO.: 17 Continued FILE NO.: Z-5740 4. 5. 6. 7. 8. Screening and. Buffers An upgrade in landscaping is required, corresponding to the increase in building area. No additional screening/buffering is required. City Engineer Comments Construct Master Street Plan improvements to Kanis Road and Baker Lane. Dedicate right-of-way to 25 feet from centerline on Baker Lane. Utility Comments Little Rock Municipal Water Works recommends on-site fire service. Analysis The proposed expansion is for a multipurpose room and a four classroom addition that will result in the removal of a portable classroom building. Once the required Baker Lane right-of-way is dedicated, a side yard variance will be necessary for the proposed multipurpose room addition. The proposed additions are compatible of this site as an elementary school of the request. Staff Recommendation with the continued use and staff is supportive Staff recommends approval of the application as submitted, including the side yard variance on the Baker Lane side, subject to an upgrade in landscaping and compliance with the City Engineer and Utility Comments. SUBDIVI ION COMMITTEE OMMENT: (JUNE 24, 1993) The applicant, Fred Chilcote, was present. Staff presented the item and outlined the various concerns noted above. Mr. Chilcote then addressed the Committee. He stated that he thought the school district would agree to the right-of-way dedication on Baker Lane, but would probably request a waiver of the required Master Street Plan improvements to both Kanis Road and Baker Lane. 2 July 13,' 1993' SUBDIVISION ITEM NO.: 17 (ContinuedL FILE NO.: Z-57Qp After a brief discussion, the Committee determined that there were no outstanding issues and forwarded this item to the full Commission for final resolution. PLANNING COMMISSION ACTION: (JULY 13, 1993) The applicant, Fred Chilcote, was present. There was one objector present. Dana Carney, of the Planning staff, presented the item and a staff recommendation of approval. Ms. Willens Slocum, representing Jerry Hodapp of 15108 Kanis Road, addressed the Commission in opposition to the proposal. She stated that there was a problem with inadequate bus stacking space on the school property. Ms. Slocum further stated that she was concerned about potential sewage problems in that the school is not currently tied onto the Little Rock sewer system. Mr. Chilcote then addressed the Planning Commission. He stated that the applicant would look into tying onto the Little Rock sewer system, but that there are questions regarding annexing into the city limits and the potential effect on school district boundaries. Mr. Chilcote stated that there are no plans to change driveways to effect bus stacking spaces. Commissioner Nicholson then questioned the school district's unwillingness to construct sidewalks along Kanis Road and Baker Lane. Mr. Chilcote stated that the school district may build sidewalks, but will probably request a waiver of other required Master Street Plan improvements. Chairman Walker then asked if the school district would agree to build sidewalks on Kanis Road and request a deferral of all other street improvements. Mr. Chilcote stated that he could possibly agree to that arrangement, but that he would need to confer with his client. Commissioner Nicholson then asked staff to look into how the Little Rock School District is treated in similar applications. Commissioner Nicholson then made a motion to approve the application as filed, with a recommendation to be forwarded to the Board of Directors that the school district build the sidewalk on Kanis Road, and that the Kanis Road and Baker Lane Master Street Plan improvements be deferred. She further stated 3 July 13, 1'993 SQBDIVISIO,I�i ITEM 17 (Continued) FILE NO.: Z-5700 in her motion that the Planning Commission's concern regarding the septic system be forwarded to the Pulaski County Health Department. The motion passed with a vote of 10 ayes, 0 noes and 1 absent. 4