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HomeMy WebLinkAboutZ-8268 Staff AnalysisOctober 11, 2007 ITEM NO.: 7 NAME: Forest Park Elementary School — Annex Conditional Use Permit LOCATION: 1701 North Polk Street FILE NO.: Z-8268 OWNER/APPLICANT: Little Rock School District/Peters and Associates PROPOSAL: A conditional use permit is requested to allow use of the existing residential structure on this R-2 zoned lot as offices and meeting space for the nearby Forest Park Elementary School. 2 SITE LOCATION: The property is located at the northeast corner of Polk Street and "P" Street. COMPATIBILITY WITH NEIGHBORHOOD: This property is one of the many single family residential properties that occupy the neighborhood surrounding the Forest Park Elementary School campus. The school itself is located across "P" Street to the south. Single-family homes are located to the north and west. A vacant lot, also owned by the school district is located to the east. No physical changes are proposed to the property. No signage is proposed and no parking is to be constructed. The property will maintain its single family residential character. As such, staff believes the proposed use could be compatible with the neighborhood. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the Prospect Terrace and Forest Park Neighborhood Associations were notified of this request. 3. ON SITE DRIVES AND PARKING: No on -site parking is proposed. The persons proposed to occupy the building are currently occupying space in the elementary school. They will continue to park around the school. Typically, a 1,300-square foot office use requires 3 on -site parking spaces. Staff believes it is important to maintain the residential character of the property and, as such, supports a variance to allow off -site parking. October 11, 2007 ITEM NO.: 7 (Cont.) FILE NO.: Z-8268 4. SCREENING AND BUFFERS: Screening is required along the north perimeter where the site is adjacent to residentially zoned property. Screening may be dense evergreen plantings or a six (6) foot tall opaque fence or wall. 5. PUBLIC WORKS COMMENTS: 1. A twenty (20) foot radial dedication of right-of-way is required at the intersection of "P" Street and the public alley. 2. A twenty (20) foot radial dedication of right-of-way is required at the intersection of Polk Street and "P" Street. 3. Due to the proposed use of the property, the Master Street Plans specifies that "P" Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 4. Due to the proposed use of the property, the Master Street Plans specifies that Polk Street for the frontage of this property must meet commercial street standards. Dedicate right-of-way to 30 feet from centerline. 5. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way. 6. UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this property. Entergy: No comment received. CenterPoint Energy: No comment received. AT&T (SBC): No comment received. Water: Contact Central Arkansas Water if larger and/or additional meter(s) are needed. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. 1► October 11, 2007 ITEM NO.: 7 (Cont. SUBDIVISION COMMITTEE COMMENT: FILE NO.: Z-8268 (SEPTEMBER 20, 2007) The applicant was present. Staff presented the item and noted there was some additional information needed. The applicant was asked to provide a copy of the bill of assurance, days and hours of use, signage, fencing and site lighting. The applicant was advised to request a parking variance. Public Works and Landscape Comments were noted. The applicant was advised to respond to staff issues by September 26, 2007. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The R-2 zoned lot located at 1701 N. Polk Street is occupied by a one-story, frame residential structure and a detached garage. The property has been acquired by the Little Rock School District. A conditional use permit is requested to allow use of the property as an annex for the Forest Park Elementary School located across "P" Street to the south. The specific uses requested for the property are as follow: 1. Office for a counselor to provide confidential counseling for an individual student or a small group of students with a maximum of four students at one counseling session. 2. Office for a part-time (four hours per school day) speech therapist to provide services to individual students. 3. Office for a part-time (four hours per school day) resource teacher to provide services to individual students. 4. Meeting space for P.T.A. committee meetings. (Any regular P.T.A. meetings will be held in the main building.) 5. Use of the garage for storage of school materials. Hours of usage are proposed as Monday through Friday, 7:30 a.m. to 6:00 p.m. No signage will be placed on the property. No additional site lighting is proposed. A six-foot tall wood privacy fence will be placed along the north perimeter where the site is adjacent to a single-family residence. No on -site parking is proposed. Those persons who will have office space in the structure are currently housed in the elementary school and will continue to park around the school. The applicant states there is no valid bill of assurance for the 3 October 11, 2007 ITEM NO.: 7 (Cont.) FILE NO.: Z-8268 subdivision. The District will dedicate required right-of-way, as called out in Public Works Comments. Staff is supportive of the proposed C.U.P. The property will maintain its single- family residential character and appearance. Use of the home will not extend past 6:00 p.m. on weekdays. There will be no use of the site on weekends. As proposed, staff believes the proposed use could be compatible with the surrounding residential uses. STAFF RECOMMENDATION: Staff recommends approval of the requested conditional use permit to allow use of this property as an annex for Forest Park Elementary School, as proposed, subject to compliance with the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. Staff recommends approval of a variance to allow no on -site parking. PLANNING COMMISSION ACTION: (OCTOBER 11, 2007) The applicant was present. There were no objectors present. Staff presented the item and a recommendation of approval, as 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, including all staff comments and conditions. The vote was 7 ayes, 0 noes, 3 absent and 1 open position. M