Z-5683-C Staff AnalysisApril 10, 2008
ITEM NO.: D
NAME:
LOCATION:
OWNER/APPLICANT:
FILE NO.:
Little Rock Montessori School Expansion
— Conditional Use Permit
11701 Pleasant Forest Drive
Little Rock Montessori/Kenneth King
PROPOSAL: A conditional use permit is requested to allow for
expansion of this existing Montessori School by
utilizing this R-2 zoned residential structure for
additional classrooms and library.
PA
SITE LOCATION:
The property is located on the south side of Pleasant Forest Drive; west of
the Pleasant Forest/Woodland Heights/Rodney Parham intersection.
COMPATIBILITY WITH NEIGHBORHOOD:
The school was existing at its current location when this area was
annexed in 1974. The property is located at the edge of a large
office/institutional node. Such uses are located to the south, north and
northeast. Single-family homes are located across Rodney Parham to the
southeast and directly adjacent to the west. Staff is concerned that the
current proposal extends the nonresidential use further into the residential
neighborhood. Staff believes the erosion of the residential use area by
even this one lot could have a negative effect on other single family
properties. Additionally, the school purposes to increase its enrollment
from 90 to 130, with a corresponding increase in employees. Staff also
has concerns abut the lack of adequate parking and stacking space, which
further impacts the neighborhood.
All owners of properties located within 200 feet of the site, all residents
within 300 feet who could be identified and the Pleasant Forest and
Pleasant Valley Neighborhood Associations were notified of this request.
3. ON SITE DRIVES AND PARKING:
The school currently has a small drop-off area and parking lot containing
15 spaces located on the east side of the building. An additional drop-off
area with space for 4 vehicles is located along Pleasant Forest Drive. The
current enrollment is 90 students with 10 employees, requiring 19 parking
spaces. The proposal is to increase enrollment to 130 students and to
April 10, 2008
ITEM NO.: D Cant. FILE NO.: Z -5683-C
add 4 more employees. Depending on the ages or grades of students, at
least 6 and as many as 8 additional parking spaces are required. No
additional parking or drop-off areas are proposed.
4. SCREENING AND BUFFERS:
Site plan must comply with the City's landscape and buffer ordinance
requirements.
The zoning buffer ordinance requires a twenty-two foot (22') wide land use
buffer next to the residentially zoned property to the west. Seventy
percent (70%) of this area is to remain undisturbed.
The property to the west is zoned residential, therefore, a six (6) foot high
opaque screen, either a wooden fence with its face side directed outward,
a wall, or dense evergreen plantings, is required along the western
perimeter of the site.
Any new parking must comply with the zoning buffer and the landscape
ordinance.
An automatic irrigation system to water landscaped areas will be required.
Prior to the issuance of a building permit, it will be necessary to provide an
approved landscape plan stamped with the seal of a Registered
Landscape Architect.
The City Beautiful Commission recommends preserving as many existing
trees as feasible on this tree -covered site. Credit toward fulfilling
Landscape Ordinance requirements can be given when preserving trees
of six (6) inch caliper or larger.
5. PUBLIC WORKS COMMENTS:
1. With the current enrollment, vehicles stack onto Pleasant Forest Drive,
a public collector street, diminishing the carrying capacity of the public
street and creating a safety hazard. The latest traffic counts show
Pleasant Forest Drive to carry 4300 vehicles per day. The service
volumes expected on a collector street is 5000 vehicles per day. With
the increase in enrollment by approximately 40%, vehicle stacking will
increase. Provide a traffic circulation plan showing the projected
number of vehicles, lengths of stack, circulation of vehicles out of the
public street.
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April 10, 2008
ITEM NO.: D Cont. FILE NO.: Z -5683-C
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 water
meter(s) are required.
Fire Department: Fire hydrant may be required. Contact Captain Dennis
Free at Little Rock Fire Department; Phone #918-3757.
County Planning: No Comments.
CATA: The site is not located on or near a CATA bus route.
Planning_ Division: No Comments.
SUBDIVISION COMMITTEE COMMENT:
(FEBRUARY 7, 2008)
The applicant was present. Staff presented the item and noted additional
information was needed on the ages of children enrolled at the school and the
number of employees. Staff asked the applicant to locate and describe signage
and fencing. It was noted that the school proposed to increase enrollment from
90 students to 130. It was also noted that the subdivision's bill of assurance
appeared to still be in force and prohibited the proposed use. In response to a
question from staff, the applicant stated there would be no outside activities on
the added site, other than a walkway from the building to the existing school
building.
Public Works and Landscape Comments were discussed. Public Works staff
expressed concern about vehicle stacking on Pleasant Forest Drive and asked
the applicant to provide a traffic circulation plan.
The Committee cautioned the applicant about the potential bill of assurance
issue.
After the advising the applicant to submit responses to staff issues by
February 13, 2008, the Committee forwarded the item to the full Commission -
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April 10, 2008
ITEM NO.: D (Cont.) FILE NO.: Z -5683-C
STAFF ANALYSIS:
The Little Rock Montessori School is located on the R-2 zoned, 0.95 acre tract at
3704 Woodland Heights Road. The school was in existence when this area was
annexed to the City in 1974.
On June 1, 1993, the Planning Commission approved a conditional use permit to
allow for an addition onto the existing building. The addition was proposed to
provide a "nap room" for the smaller children and an extra room for after school
activities. A 13 -space parking lot was located on the east side of the building.
The school had an enrollment of 85 children with 15 employees, requiring 24
parking spaces. No increase in enrollment was proposed. This addition was not
constructed and, after three years, the C.U.P. was no longer valid.
On July 23, 1998, the Commission approved a conditional use permit to allow for
construction of an addition onto the existing building. The addition was to be
smaller than that approved in 1993. Again, the use was nap room and after
school activity area. No increase in enrollment was proposed. The school
worked with the City on a redesign of the Woodland Heights/Rodney
Parham/Pleasant Forest intersection, resulting in the current parking lot design
on the east side of the building. A portion of the parking lot and driveway was
permitted to be in the right-of-way, resulting in 15 parking spaces. That addition
was constructed.
On September 30, 1999 a conditional use permit was approved to allow for
construction of a drop-off area off of Pleasant Forest Drive, on the north side of
the school. Again, no increase in enrollment or number of employees was
proposed. They remained at 85 and 15 respectively.
The School is now requesting approval of a conditional use permit to allow two
major changes. First, is to expand the school property by taking in the single
family residence located adjacent to the school at 11701 Pleasant Forest Drive.
The school proposes to remodel the residential structure to convert it into a two
classroom facility with library. Second, is to expand the school's enrollment from
90 students to 130 and to expand employee numbers from the current number of
10 to 14 (Note: the school has previously had 15 employees.). The school
proposes to expand its curriculum to add grades 1 and 2. The ages of the
children currently range from 22 months to 5 years old. The exterior of the house
will remain as is with the exception of removing the garage door and installing
siding to match the rest of the house. The existing playground area will be
improved and a covered walkway will be constructed to connect the existing
school building with the structure at 11701 Pleasant Forest Drive. There will be
no outdoor activities on the new site. The existing driveway on the residential lot
will be utilized for parking of two teachers' vehicles.
M
April 10, 2008
FILE NO.: Z -5683-C
Staff is not supportive of the proposal. Since the school's annexation into the
City, there have been three subsequent conditional use permit applications
reviewed by the Planning Commission. Two things have remained constant
throughout those reviews. The school campus did not expand and the
enrollment numbers remained the same. This current proposal expands the
school use area by taking in a single-family residence and converting it into
classroom and library space. Additionally, the school's enrollment is to increase
by 40 students, a 44% increase. The curriculum is to expand with the addition of
grades 1 and 2. No changes are proposed to the current parking and drop-off
arrangements. Stacking for drop-off and pick-up is to continue on Pleasant
Forest Drive during peak hours. Public Works staff has reviewed the traffic
circulation plan submitted by the school and cannot support a proposal which
results in additional vehicle stacking on Pleasant Forest Drive.
The 1979 Bill of Assurance for Pleasant Forest Park Subdivision appears to still
be in force and contains the following statement, which is pertinent to the current
issue:
"No lot which is designated as a single family lot shall be used
except for single family residential purposes."
The applicant states he is aware of that issue and is pursuing amending the bill
of assurance.
STAFF RECOMMENDATION:
Staff recommends denial of the C.U.P.
PLANNING COMMISSION ACTION: (FEBRUARY 28, 2008)
Staff informed the Commission that the applicant submitted a letter to staff on
February 26, 2008 requesting the application be deferred to the April 10, 2008
Agenda. Staff supported the deferral request.
With a vote of 9 ayes, 0 nays and 2 absent the Commission voted to waive their
bylaws and accept the request for deferral being less than five (5) working days
prior to the public hearing.
The Chairman placed the item before the Commission for inclusion within the
Consent Agenda for deferral to the April 10, 2008 Agenda. A motion to that
effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent.
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April 10, 2008
ITEM NO.: D [Cont.
FILE NO.: Z -5683-C
PLANNING COMMISSION ACTION: (APRIL 10, 2008)
The applicants were present. There were no objectors present. There were
40+/- registered supporters present. Numerous letters of support and opposition
had been distributed to the Commission. Staff presented the item and a
recommendation of denial. It was noted that Traffic Engineering had determined
there were no traffic concerns.
The applicant, Ken King, explained the proposal and stated it would not result in
an erosion of the neighborhood. He stated the school was committed to not
asking for any further expansion.
Linn Siems, administrator of the school, stated she felt the school had a positive
influence on the neighborhood. She explained the Montessori program and
philosophy.
Randolph Polk, of 12 Mont Blac Cove Maumelle, stated he had a child in the
school. He discussed the value of a Montessori education.
Mr. King asked all those present in support of the school to stand. 40+/- persons
stood. Mr. King noted there were no persons present in opposition.
Commissioner Adcock asked how many of those present in support actually lived
in the neighborhood. Two -three persons stood.
In response to a question from Commissioner Nunnley, Mr. King reiterated his
promise that the school would never ask to expand beyond the current
application area.
In response to questions from Commissioners Rector and Pruitt, staff stated the
Traffic Engineer had determined the proposed expansion would not have a
negative impact of traffic on the street, in part because some of the expanded
numbers would involve siblings, not necessarily 40 new vehicles coming to the
site.
In response to a question from Commissioner Williams, Mr. King stated they
were beginning the process of pursuing and amendment to the bill of assurance.
In response to questions from Vice -Chair Yates, Mr. King addressed some
specifics of the site plan.
A motion was made to approve the application, including all staff comments and
conditions excluding the recommendation of denial. The motion was approved by
a vote of 10 ayes, 0 noes and 1 absent.
Al