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HomeMy WebLinkAboutZ-7217 Staff AnalysisMay 23, 2002 ITEM NO.: S FILE NO.: Z-7217 NAME: Wilson Elementary School — Conditional Use Permit LOCATION: 4015 Stannus Street OWNER/APPLICANT: Little Rock School District/Ronald E. Ross PROPOSAL: A conditional use permit is requested to allow for construction of a library addition onto this existing elementary school. The property is zoned R-3. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION:. The school is located between West 40th Street and.Asher Avenue; east of Stannus Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The school is located in an area of mixed zoning and uses; serving as a transitional use between the intense activities along Asher Avenue and the residential neighborhood extending to the north. The school has been in existence at this location for many years. Allowing the small, library addition will not affect the school's continued compatibility with the neighborhood. 3. ON SITE DRIVES AND PARKING: There is no "legal" parking on site. The school has 23 classrooms, requiring 23 on-site parking spaces. The school has a mutual unsigned agreement with the Masonic Lodge located across Stannus Street, allowing the school to use the Lodge's parking lot since their activities are on different schedules. Several vehicles are parking on the north side of the school site, perpendicular to West 40th Street. These vehicles are parking in the right-of-way and backing directly into West 40th Street. Such parking in this area should be eliminated. 4. SCREENING AND BUFFERS: Since the proposed building expansion is less than 10 percent, no landscaping upgrade is required. May 23, 2002 ITEM NO.: 9 (Cont. 5. PUBLIC WORKS COMMENTS: FILE NO.: Z-7217 1. Stormwater detention ordinance applies to this property. 2. Easements for proposed stormwater detention facilities are required. UTILITY. FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: Approved as submitted. Southwestern Bell:_ No Comments received. Water: No objection. Fire Department: Place fire hydrants per code. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (MAY 2, 2002) Ronald Ross and Doug Eaton were present representing the application. Staff noted additional information was needed regarding building height, setbacks, signage, the number of existing classrooms, site lighting, dumpster location and fencing. Staff made note of some illegal parking on the north perimeter of the site, where persons were parking in the right-of-way and backing into West 40th Street. Staff asked that steps be taken to eliminate this situation. Staff commented that there was no on-site parking and it appeared that most of the school parking took place on the Masonic Lodge property located across Stannus Street. Staff asked that proof of a parking agreement be presented. It was noted that bus drop-off/pick-up took place on Stannus Street and there was no on-site drop-off/pick-up area. The Committee commented that the situation had existed as long as the school, and no change should be required as a result of this application. Public Works Comments were discussed. Staff stated that it might be possible for Public Works to work with the school district to create some parallel or angle parking along 40th Street. It was suggested that the issue might be discussed at a later date but, the parking that backs directly into the street needed to be removed. K May 23, 2002 ITEM NO.: 9 (Cont.) FILE NO.: Z-7217 The applicant was instructed to respond to staff issues no later than Wednesday, May 8, 2002. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: Wilson Elementary School occupies the large, R-3 zoned property located at 4015 Stannus Street. The property is bounded by Stannus, West 40th and Asher Avenue. The site contains a single, elementary school building housing 23 classrooms. There is no parking lot on the site. Parking takes place on the Masonic Lodge property to. the west, across Stan n us.. Street. Bus loading and unloading occurs on Stannus Street. The school has a mutual parking agreement with the Masonic Lodge. The site is enclosed by a 6 -foot tall chain link fence. The school has one existing ground - mounted sign and one wall sign facing Stannus Street. The dumpster is tucked back into an alcove, accessed off of West 40th Street. It has recently been enclosed by screening that does not meet the ordinance requirement, however it is fairly well hidden by the school building. The school proposes to construct a 1,764 square foot library addition onto the south side of the school. A new wall sign may be placed on the south side of the library addition. No other changes are proposed to the site. The addition will be one-story in height, matching the height of the existing school. The existing school contains 37,300± square feet of building area. The addition is a less than 10% expansion, so no new landscaping is required. A large portion of the site is undeveloped, with areas of grass and many trees. Staff is supportive of the requested C.U.P. Although the site does not contain parking and bus loading/unloading areas that meet ordinance standards, arrangements have been made that have worked successfully for many years. It is not unusual for a school in an urban environment to have off-site parking and to utilize the adjacent street for bus loading/unloading. Staff does feel this is an opportunity to address an unsafe and unsightly parking situation on the 40th Street perimeter. Several vehicles are being parked in an unpaved portion of the right-of-way, perpendicular to West 40th Street. These cars are backing directly into the street. Steps should be taken to eliminate this situation. Public Works has stated it may be possible to design some angled parking that utilizes a portion of the right-of-way and the school property. Staff would support such a design if it were approved by Public Works and the parking were paved. 3 May 23, 2002 ITEM NO.: 9 Cont. FILE NO.: Z-7217 The applicant did submit a more complete site plan and cover letter on May 8, 2002 that addressed issues raised at Subdivision Committee. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit subject to compliance with the following conditions: 1. Compliance with the staff comments and conditions outlined in Sections 4, 5 and 6 of this report. 2. Compliance with the approved site plan. 3. The parking on West 40th Street is to be removed or redesigned to meet a plan . that can be approved by Public Works and Planning Staff. 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. There was no further discussion. The item was placed on the Consent Agenda and approved as recommended by staff. The vote was 9 ayes, 0 noes and 2 absent. 4