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HomeMy WebLinkAboutZ-6664-A Staff AnalysisJanuary 17, 2002 ITEM NO.: 3 FILE NO.: Z -6664-A NAME: J. A. Fair High School Conditional Use Permit LOCATION: 13420 David O Dodd OWNER/APPLICANT: Little Rock School District/White-Daters PROPOSAL: A conditional use permit is requested to allow for remodeling and expansion of the existing high school located on this R-2 zoned property. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The site is located adjacent to the city limits, south of Colonel Glenn Road and east of David O Dodd. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school has existed as a part of this neighborhood for many years. Allowing these small additions will not affect the school's continued compatibility with the neighborhood. Removal of the portable classroom building in -lieu of the proposed addition should be seen as a positive action. All owners of property within 200 feet of the site, all residents within 300 feet who could be identified and the John Barrow and SWLRUP Neighborhood Associations were notified of the request. 3. ON SITE DRIVES AND PARKING: The property is served by two driveways accessing the site from David O Dodd. 276 parking spaces are located on site. A 52 room high school requires 312 on site parking spaces. No changes are proposed in the number of classrooms, the student enrollment or the existing parking and driveways. Staff supports a variance to allow the reduced parking as it currently exists. January 17, 2002 ITEM NO.: 3 (Cont.) FILE NO.: Z -6664-A 4. SCREENING AND BUFFERS: Since the proposed building expansion is under ten percent of the existing buildings, no landscaping upgrade is required. 5. PUBLIC WORKS COMMENTS: 1. David O Dodd 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. 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, or seek deferral of requirements. 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 shown for proposed storm drainage are required. 6. Prepare a letter of pending development addressing streetlights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: No Comments received. Entergy: No Comments received. ARKLA: No Comments received. Southwestern Bell: No Comments received. Water: Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly will be required on the domestic water service. This device shall be installed prior to any outlet. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431, if you would like to discuss backflow prevention requirements for this project. 2 January 17, 2002 ITEM NO.: 3 (Cont. Fire Department: County Plannin : FILE NO.: Z -6664-A Approved as submitted. No Comments received. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (DECEMBER 20, 2001) Joe White and Doug Eaton were present representing the application. Staff noted that additional information was needed on building height, signage, fencing, dumpster location and the bus drop-off/pick-up area. Staff also asked if the portable classroom building would be removed after the expansion. The applicant responded that the portable building would be removed. He noted that one parking lot had not been included in calculating the available on-site parking. He stated the new number would be provided to staff along with a response to the other issues raised. Public Works Comments were presented and discussed at length. Mr. Eaton stated the right-of-way would be dedicated but it would be a hardship to do full improvements to David 0 Dodd since there was so much frontage. It was noted that a full right-of-way dedication of 90 feet would be required for portions of David O Dodd since the school site extends across the road. The applicant was directed to meet with staff to discuss the issue of street improvements. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: J. A. Fair High School is located on the R-2 zoned, 47± acre tract at 13420 David O Dodd Road. The site contains a 120,000 square foot school building, athletic fields, 276 parking spaces and a portable classroom building. The building contains 50 classrooms. The Little Rock School District proposes to remodel the school; including the addition of 2 laboratories, 2 classrooms, bathroom facilities near the athletic fields and an expansion of the band room. The total expansions come to 10,800 square feet. Once the classrooms are constructed, the portable 3 January 17, 2002 ITEM NO.: 3 (Cont.) FILE NO.: Z -6664-A classroom building will be removed from the site. The height of the additions will match the existing structure (201). No other changes are proposed to the site. The lab, classroom and band room additions are located within alcoves of the existing building. The restroom facility will be located between the football and baseball fields. None of the additions will impact adjacent properties. The 52 room high school requires 312 on-site parking spaces. The existing 276 spaces have proven to be sufficient to meet the school's needs. Since no changes are proposed to the number of classrooms or the school's enrollment, staff supports a variance to allow the existing parking numbers. On December 26, 2001, the applicant submitted a revised site plan and cover letter addressing those issues raised at the Subdivision Committee meeting. The applicant submitted engineering drawings showing the full right-of-way requirement was dedicated in 1991, in preparation for the David O Dodd/Bowman Road extension project. The revised plan shows existing signage, building height, fencing, dumpster location and bus drop-off/pick-up area. The school district is requesting permission to utilize a 15% in -lieu contribution toward the required improvements to David O Dodd. Staff is supportive of the request, due to the small percentage of building expansion being proposed (less than 10%) and the extremely large amount of frontage onto David O Dodd (1,300'±) . To staff's knowledge, there are no other outstanding issues. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the comments outlined in Sections 5 and 6 of this report. Staff recommends approval of a variance to allow the existing on-site parking; 276 spaces. Staff recommends approval of the request to utilize a 15% in - lieu contribution toward required improvements to David O Dodd. 4 January 17, 2002 ITEM NO.: 3 (Cont.) FILE NO.: Z -6664-A PLANNING COMMISSION ACTION: (JANUARY 17, 2002) Joe White and Doug Eaton were present representing the application. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the comments outlined in Sections 5 and 6 of this report. Staff also recommended approval of the parking variance and the request to utilize a 15% in -lieu contribution toward street improvements. Bob Turner, Director of Public Works, reiterated his support of the 15% in -lieu. He stated there was some confusion over what the 15% was to be based upon. He asked that the issue be clarified. Deputy City Attorney Steve Giles commented that the Fair High School project was two projects in one; the first being a renovation of the existing building and the second being an expansion of the building. He noted that the requirement for a C.U.P. was generated by the expansion, not the remodeling. Mr. Giles stated the 15% should apply to the cost of that portion of the project that is causing an increased burden on the street infrastructure; i.e. a larger building would possibly mean increased student population. There was no further discussion. A motion was made to approve the application, including all staff recommendations and conditions. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 61