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Home My WebLink AboutZ-5700-A Staff Analysis1. Meeting Date: October 5, 1993 2. Case No.: Z-5700 3. Reauest: waiver of required street improvements for the Pulaski County Special School District. 4. Location: Baker Elementary School, 15001 Kanis Road, Extraterritorial Zoning Jurisdiction 5. owner/Applicant: Pulaski County Special School District/ Fred Chilcote, Agent 6. Existing Status: Existing elementary school site; both Kanis Road and Baker Lane are rural, asphalt paved streets with no improvements; Baker Lane, although dedicated for the full 1,587 feet adjacent to the school site, only physically extends approximately 800 feet before terminating. 7. Source of Reauirement: Conditional use permit to allow for the construction of additions to the school; the conditional use permit review requires conformance with the Master Street Plan. 8. 9taff Recommendation: Denial as being inconsistent with established City policy of obtaining required street improvements where required by the Master Street Plan and Subdivision Ordinance. 9. Planning mmi i n R mm n i n: The Planning Commission approved the conditional use permit 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. 10. Conditions pr Issyea Remaining to be Re -solved: An additional 2.5 feet of right-of-way must be dedicated for Baker Lane. 11. Richt-of-way Issues: The dedication of required right-of-way for Baker Lane 12. Obiectors: None, as of this writing 13. NeighbarhoQd Plan: Ellis Mountain (18) File Ng,: Z-5700 Name Localion- Owner/AgpligsInt: Baker Elementary School Street Improvement Waiver 15001 Kanis Road; Extraterritorial Zoning Jurisdiction Pulaski County Special School District/ Fred Chilcote, Agent To waive the street improvement requirements along Baker Lane for approximately 1,587.38 feet and to waive the street improvement requirements, other than sidewalk, along Kanis Road for approximately 445.11 feet. STAFF REVIEW• 1. Public Need for these Improvements 2. The school district has agreed to construct a sidewalk along the Kanis Road frontage. Both Kanis Road and Baker Lane are rural, asphalt paved streets with no improvements such as curb, gutter or sidewalks. Baker Lane, although dedicated for the full 1,587.38 feet adjacent to the school site, only physically extends approximately 800 feet before terminating. Both Kanis Road and Baker Lane are below Master Street Plan standards established for residential streets. Master Street Plan Both Kanis Road and Baker Lane are required to have a 50 foot right-of-way with a minimum pavement width of 27 feet, from curb to curb. A sidewalk is required along both streets. The school district has agreed to dedicate any needed right-of-way and to construct a sidewalk along Kanis Road, but is requesting a waiver of all other requirements, including curb and gutter along Kanis Road and the construction of half of a 1,587.38 foot residential standard street, Baker Lane. 3. Characteristics of Right -of --Way Terrain The terrain along Kanis Road is flat. The shoulder is level and grass covered. There is no drainage ditch. File No.: Z-5700- (Cont.) Only about 800 feet of Baker Lane is physically developed. The terrain, at that point, is level. The shoulder is grass covered with an open drainage ditch. Baker Lane becomes a dirt lane and then ends altogether. At the point that the pavement ends, the terrain begins a steep climb into an area of heavy woods. 4. NeigM0rhQ0d Land Cse and Effect Baker Lane serves only a small number of single family homes. The school does not take any access from Baker Lane. Kanis Road is not heavily traveled at this point, most traffic uses Chenal Parkway. The school takes access from Kanis Road. 5. EffeCt on Public rvi r Utilities None Denial as being inconsistent with established City policy of obtaining required street improvements where required by the Master Street Plan and Subdivision Ordinance. 2 FILE Z-5700 NAME: LOC AT 990 MM R ENA.NCE DESIGN T ARD 1. Site LpCatio Baker Elementary School - Conditional Use Permit 15001 Kanis 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 Kanis 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 Neichborhoo 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 Kanis 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 Drivgs andParking 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. FILE Z-5700 n in 4. Screening and Buffpr,Q An upgrade in landscaping is required, corresponding to the increase in building area. No additional screening/buffering is required. 5. City Engineer Commento Construct Master Street Plan improvements to Ranis Road and Baker Lane. Dedicate right-of-way to 25 feet from centerline on Baker Lane. 6. Utility comment$ Little Rock Municipal Water Works recommends on-site fire service. 7. 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 with the continued use of this site as an elementary school and staff is supportive of the request. 8. Staff Recommenagtion 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. BDIVI ION gOMMITTEE QQMME T: (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 Ranis Road and Baker Lane. After a brief discussion, the Committee determined that there were no outstanding issues and forwarded this item to the full Commission for final resolution. 2 FILE Z-5700 n in (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. Willena 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 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. 3