HomeMy WebLinkAboutZ-3689-H Staff AnalysisJune 22, 2006
ITEM NO.: 10
NAME: Lisa Academy Zoning Site Plan Review
LOCATION: Located at 21 Corporate Hill Drive
DEVELOPER:
Lisa Academy
21 Corporate Hill
Little Rock, AR 72205
ENGINEER:
W. William Graham, Jr., Inc.
100 North Rodney Parham Road, Suite 2B
Little Rock, AR 72205
AREA: 2.209 acres
CURRENT ZONING
PLANNING DISTRICT
CENSUS TRACT:
NUMBER OF LOTS: 1
FILE NO.: Z -3689-H
FT. NEW STREET: 0 LF
0-2, Office and Institutional District
2 — Rodney Parham
22.05
VARIAN CESM/AIVERS REQUESTED: A variance from the Land Alteration Ordinance
to allow a 2:1 Slope adjacent to the northern parking area.
PROPOSAL:
The applicant is requesting a Zoning Site Plan Review for this 0-2, Office and
Institutional District zoned property. The proposal includes the placement of a
second structure (a modular building) on the site to allow additional classroom
space for this Public Charter School. The school has grown from 170 students in
the first year to 300 students in the second year with approximately 375 students
anticipated in the 2006 — 2007 school year. The proposal includes the placement
of a modular unit next door to the existing building to be used while seeking a
buyer/builder for the land available adjacent to the current building. The exterior
of the building will consist of siding in either wood grain, metal or painted color in
a neutral tone: The roof is slightly sloped and painted black.
The request includes a variance from the Land Alteration Ordinance to allow a
2:1 slope adjacent to the northern parking area.
B. EXISTING CONDITIONS:
June 22, 2006
SUBDIVISION
ITEM NO.: 10 (Cont.
C
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FILE NO.: Z -3689-H
The site contains an office building currently being used as a Charter Public
School. The area has developed as an office park with few vacant lots
remaining. The site slopes from the north to the south with a steep grade.
Corporate Hill is constructed to Master Street Plan standard with curb, gutter and
sidewalk.
NEIGHBORHOOD COMMENTS:
As of this writing, Staff has received one informational phone call from an area
property owner. The Santa Fe Heights Neighborhood Association, the Treasure
Hill Neighborhood Association and all property owners located within 200 -feet of
the site were notified of the Public Hearing.
ENGINEERING COMMENTS:
Public Works:
1. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
2. Site grading, and drainage plans will need to be submitted and approved
prior to the start of construction. Slopes can not exceed 3:1 without
terraces. Provide revised grading plan.
3. Storm water detention ordinance applies to this property. Show the
proposed location for storm water detention facilities on the plan.
4. If disturbed area is one (1) or more acres, obtain a NPDES storm water
permit from the Arkansas Department of Environmental Quality prior to the
start of construction.
UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this property.
Entergy: No comment received.
Center -Point Energy: No comment received.
SBC: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required. A Capital Investment Charge based on
the size of the meter connection(s) will apply to this project in addition to normal
charges if additional or larger meters are required. Additional fire hydrant(s) may
be required. Contact the Little Rock Fire Department to obtain information
regarding the placement of the hydrant(s) and contact Central Arkansas Water
regarding procedures for installation of the hydrant(s).
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June 22, 2006
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -3689-H
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is located near CATA Bus Route #5 — West Markham Bus
Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: No comment.
Landscape:
1. Compliance with the City's Landscape and Buffer Ordinances is required.
2. 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.
G. SUBDIVISION COMMITTEE COMMENT- (June 1, 2006)
Mr. Rob Graham was present representing the request. Staff presented an
overview of the proposed development indicating there were additional items
necessary to complete the review process. Staff requested the applicant provide
the total building coverage of the existing building and the proposed building and
questioned if the buildings would be attached. Staff also requested the applicant
provide the total number of employees and the total staff positions at the school.
Public Works comments were addressed. Staff stated site grading and drainage
plans were required prior to the start of construction. Staff also stated the storm
water detention ordinance would apply to the proposed development.
Landscaping comments were addressed. Staff stated screening would be
required along the southern perimeter where abutting the PR zoned property.
Staff noted comments from the various other reporting departments and
agencies suggesting the applicant contact them directly for additional information
and clarification. There was no further discussion of the item. The Committee
then forwarded the item to the full Commission for final action.
H. ANALYSIS:
A revised site plan was submitted to staff on June 6, 2006, addressing the issues
raised at the June 1, 2006, Subdivision Committee meeting. The revised site
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June 22, 2006
SUBDIVISION
ITEM NO.: 10 Cont. FILE NO.: Z -3689-H
plan indicates the existing building contains a building footprint of 9,643 square
feet and the proposed modular building has a building footprint of 5,580 square
feet. The total building coverage proposed is fifteen percent. The Zoning
Ordinance allows for a maximum of forty percent building coverage for 0-2
zoned property. According to the revised site plan the buildings will not be
attached but a covered walkway will extend from the existing structure to the new
temporary building. The exterior of the building will consist of siding in either
wood grain, metal or painted color in a neutral tone. The roof is slightly sloped
and painted black to reduce glare and blend with the area.
The temporary structure is proposed for installation in July to serve the needs of
the school in the upcoming school year. The intent is to utilize the temporary
building for three to four years, or until the school builds an additional permanent
facility.
The school currently has twenty-eight (28) employees and has plans to hire an
additional five (5) employees for the upcoming year. The school has grown from
170 students in the first year to 300 students in the second year with anticipation
of 375 students in the 2006 — 2007 school year. The site plan indicates there are
82 existing parking spaces on the campus. Typical minimum parking for a
school is based on one parking space per classroom plus one space per teacher,
employee or administrator. The school currently has seventeen classrooms with
seven additional rooms planned. The minimum parking which would typically be
required is 57 parking spaces. The existing parking is more than adequate to
serve the needs of the school.
The request includes a variance to allow the utilization of a 2:1 slope adjacent to
the northern parking area. According to the applicant the area is not visible from
the street and would be reseeded to comply with ordinance standards. The
applicant has also indicated once the building is removed from the site the area
will be seeded to lessen the visual impact. Staff is supportive of the applicant's
request to allow the 2:1 slope.
Staff is supportive of the applicant's request. The request is for a zoning site
Plan review for this 0-2, Office and Institutional District zoned property to allow
the placement of a second structure (a modular building) on the site to serve as
additional classroom space for this Public Charter School. The new structure will
be placed on the property complying with the minimum setbacks and the
indicated parking is adequate to meet the typical minimum parking demand.
There are no new paved areas being proposed for the site and no additional
landscaping is required. Section 36-203 specifies the guidelines for the
placement of temporary public school buildings and uses. Contained within this
section of the ordinance is a sunset provision indicating a date certain when
buildings are to be removed (Section 36-203(g)}. According to the ordinance, all
portable school classrooms are to be removed by July 19, 2009.
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June 22, 2006
SUBDIVISION
O.. 10 (Cont.) FILE NO.: Z -3689-H
To staffs knowledge there are no outstanding issues associated with the
request. Staff feels the placement of the modular building on the site to be used
as temporary classroom space consistent with the allowance of portable
classroom space allowed for the Little Rock School district should have minimal
impact on the adjoining properties.
STAFF RECOMMENDATION
Staff recommends approval of the request subject to compliance with the
comments and conditions outlined in paragraphs D, E and F of the above agenda
staff report.
Staff recommends approval of the variance from the Land Alteration Ordinance
to allow a 2:1 slope adjacent to the northern parking lot.
Staff recommends the modular building be removed from the site on or before
July 19, 2009, to coincide with the required removal of portable classrooms per
Section 36-203(8).
PLANNING COMMISSION ACTION:
(JUNE 22, 2006)
The applicant was present representing the request. There were registered objectors
present. Staff presented the item with a recommendation of approval of the request
subject to compliance with the comments and conditions as outlined in paragraphs D, E
and F of the agenda staff report. Staff presented a recommendation of approval of a
variance request from the Land Alteration Ordinance to allow a 2:1 slope adjacent to the
northern perimeter. Staff also presented a recommendation the modular building be
removed from the site on or before July 19, 2009, to coincide with the required removal
of portable classrooms per Section 36-203(g).
Mr. Rob Graham addressed the Commission on behalf of the applicant. He stated the
development was to allow an existing school temporary access to additional classroom
space. He stated he would like to hear from the opposition and then try to address their
concerns.
Mr. James Williams addressed the Commission with concerns. He stated his office was
located at 18 Corporate Hill Drive, across from the school. He stated he had not seen
the proposed building elevations and could not say if he was supportive of the design.
He stated the cost of developing on the slope raised concerns as to if this building
would in fact be temporary. He stated Corporate Hill was in the top ten for traffic
problems and the City was well aware of the concerns of the businesses located on the
street. He stated the school currently utilized his parking lot for queuing in the morning
and afternoon. He stated this was causing concerns of the tenants of his building. He
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