Loading...
HomeMy WebLinkAboutZ-3689-J Staff AnalysisMarch 10, 2011 ITEM NO.: 6 FILE NO.: Z -3689-J NAME: Lisa Academy Zoning Site Plan Review LOCATION: Located on Lot 3R Ensco Parkhill Phase III —Corporate Hill Drive DEVELOPER: ESA Construction Inc. 10 Troy Court Little Rock, AR 72211 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 2.30 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: 0-2, Office and Institutional PLANNING DISTRICT: 2 — Rodney Parham CENSUS TRACT: 22.05 VARIANCES/WAIVERS REQUESTED: A variance from Section 36-280(d) to allow the height of the building to be increased from the allowed 45 -feet to 70 -feet. BACKGROUND: On June 22, 2006, the Little Rock planning Commission approved a Zoning Site Plan review request to allow the placement of a modular building on the site located to the east to serve as additional classroom space for Lisa Academy. At the time of approval the anticipated school enrollment for the 2006 — 2007 school year was 375 students. With the approval staff presented a recommendation the modular building be removed by July 19, 2009, to coincide with the required removal of portable classrooms per Section 36-203(g). The portable classroorn building has not been removed. Section 36-203(g) was subsequently amended to allow portable classroom buildings through July 19, 2014. March 10, 2011 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -3689-J On January 27, 2011, the Little Rock Planning Commission approved a Zoning Site Plan Review for this site to allow Lisa Academy to expand with construction of a new building located on a lot immediately west of the existing school campus. The school was proposed to house 20 classrooms, a computer lab and a science lab. The building was proposed containing 36,215 square feet. The maximum building height approved was 40 -feet. The existing school would remain. The portable classroom building located on the current school campus site would be removed. The school currently has 473 students in Grades 6 — 12. The school indicated there would be a maximum enrollment of 600 students. There are 41 -faculty members serving the school. With the addition of students a maximum of 46 -faculty persons were proposed. The school indicates their hours of operation are from 7:50 am to 3:00 pm daily. An existing access easement located on the adjacent lot to the west will serve as ingress and egress to the new building. The pick-up and drop-off will occur in the rear of the building for the high school students. Pick-up and drop-off for the middle school students would take place on the front of the site. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicants are now requesting a revision to the site plan to allow the building to be approximately 70 -feet in height. The building is proposed with three levels above a finished basement. The Zoning Ordinance for the 0-2, Office and Institutional Zoning District states - No building hereafter erected or structurally altered shall exceed a height of forty-five (45) feet at the required front, side or rear yard setback lines. Building heights proposed in excess of forty-five (45) feet may be authorized by the Planning Commission in conjunction with the site plan review. However, the following formula shall rule: At the height permitted at said yard setback lines, one (1) foot may be added to the height of the building for each foot that the building or portion thereof is set back from the required yard lines. In no instance shall the maximum height of the building exceed one hundred twenty (120) feet. B. EXISTING CONDITIONS: The site is a wooded site located south of Corporate Hill Drive. This area is an office development with this site being the only remaining undeveloped site. East of this site is the current Lisa Academy school campus. South of the site is Rock Creek. The Corporate Hill Subdivision has, developed with office users with the buildings developed with shared access easements and shared parking lots. 2 March 10, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-3689 C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area property owners. All property owners located within 200 feet of the site were notified of the public hearing. D. SUBDIVISION COMMITTEE COMMENT: (February 17, 2011) The applicant was not present. Staff presented the item to the Committee stating the request was to allow an increase in building height. Staff stated the previous approval allow for a maximum building height of 40 -feet. Staff stated the building as proposed was 40 -feet at the street and approximately 70 -feet in the rear. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: There were no outstanding technical issues associated with the request raised at the February 17, 2011, Subdivision Committee meeting. The request is a revision to the site plan to allow an increase in the building height to approximately 70 -feet. The building is proposed with three (3) levels above a finished basement. The Zoning Ordinance for the 0-2, Office and Institutional Zoning District states - No building hereafter erected or structurally altered shall exceed a height of forty- five (45) feet at the required front, side or rear yard setback lines. Building heights proposed in excess of forty-five (45) feet may be authorized by the Planning Commission in conjunction with the site plan review. However, the following formula shall rule: At the height permitted at said yard setback lines, one (1) foot may be added to the height of the building for each foot that the building or portion thereof is set back from the required yard lines. In no instance shall the maximum height of the building exceed one hundred twenty (120) feet. The site plan as proposed has adequate setbacks to allow the increased height along the northern, southern and western perimeters. The eastern perimeter has the minimum setback required by the zoning district of 25 -feet. The eastern perimeter is located adjacent to the existing Lisa Academy School site. Staff is supportive of the request to allow the building height as proposed. The area in which the setback is not adequate to accommodate the typical height per the zoning district is the property line located adjacent to this property owner's 3 March 10, 2011 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -3689-J existing school facility. Staff does not feel this will significantly impact the development or the area. At the street side the building is less than the 45 -feet allowed per the zoning ordinance. The increased height will be apparent from the rear of the structure due to the slope of the site. The rear of the structure abuts a large open space and floodway area and there is a significant distance between this property and the abutting roadway, 1-630. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the increased building height is appropriate. F. STAFF RECOMMENDATION: Staff recommends approval of the request to allow the increased building height as proposed by the applicant. PLANNING COMMISSION ACTION: (MARCH 10, 2011) The applicant was present. There were no registered objectors present. Staff presented the item was a recommendation of approval of the request to allow the increased building height as proposed by the applicant. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. C! ITEM NO.: 6. Z -3689-J NAME: Lisa Academy Zoning Site Plan Review LOCATION: located on Lot 3R Ensco Parkhill Phase III — Corporate Hill Drive Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than February 23, 2011. The Office of Planning and Development must receive the proof of notice no later than March 4, 2011. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, February 23, 2011. Item # 6.