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HomeMy WebLinkAboutZ-3689-M Staff AnalysisOctober 12, 2017 ITEM NO.: 4 NAME: LISA Academy Revised Zoning Site Plan Review LOCATION: Located at 21 and 23 Corporate Hill Drive DEVELOPER: LISA Academy 21 and 23 Corporate Hill Drive Little Rock, AR 72205 ARCHITECT: Kenneth King, AIA Black, Corley, Owens and Hughes 219 West South Street Benton, AR 72015 AREA: 10.0 acres WARD: 6 RRENT ZONING VARIANCE/WAIVERS: NUMBER OF LOTS: 2 PLANNING DISTRICT: 2 0-2, Office and Institutional FILE NO.: Z -3689-M FT. NEW STREET: 0 LF CENSUS TRACT: 22.08 1. A variance from Section 36-553 to allow a ground sign to exceed six (6) feet in height and 64 square feet in area. 2. A variance from Section 36-557 to allow the placement of wall signs without public street frontage. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing to amend the previously approved signage plan for LISA Academy. The applicant is proposing to remove the existing monument sign and relocate the sign to the eastern boundary of the high school campus. The new sign is proposed 14 -feet in height and an overall width of eight feet four inches (8'4"). The applicant indicates the bottom of the sign will be six (6) feet from grade and the sign height of eight (8) feet for a total height of 14 -feet. The face of the sign is proposed 64.4 square feet of sign area. The applicant states with the existing monument sign the students are hiding behind the sign which limits vehicular traffic from seeing the children. October 12, 2017 SUBDIVISION ITEM NO.: 4 (Cont. 3.3 FILE NO.: Z -3689-M The applicant is proposing to relocate an existing sign located on the south side of the middle school, 21 Corporate Hill Drive, and place the sign on the north side (front) of the high school, 23 Corporate Hill Drive. The request includes the placement of a wall sign on the east side of the high school building, 23 Corporate Hill Drive and add a new sign on the south side (rear) of the building as well. EXISTING CONDITIONS, The site is developed with LISA Academy's middle and high school campus. Both have front and rear driveway access for drop off and pick up. This area is an office park development. South of the site is floodway Rock Creek. The Corporate Hill Subdivision has developed with office users with the buildings, parking and accesses shared. Most of the buildings in the area appear to be occupied. There is a Child Development Center located to the west of this site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 -feet of the site along with the Treasure Hill Property Owners Association were notified of the public hearing. There is no contact information for the Santa Fe Heights Neighborhood Association in the City's neighborhood association contact listing. D. SUBDIVISION COMMITTEE COMMENT: (September 20, 2017) Mr. Kenneth King was present representing the request. Staff stated there were few outstanding technical issues in need of addressing related to the site plan. Staff requested the applicant provide details of the proposed signs. Staff questioned the total sign area for the proposed wall sign located on the east wall. Staff also requested details of the proposed channel sign letters. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. E. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the technical issues associated with the request raised at the September 20, 2017, Subdivision Committee meeting. The applicant has provided details of the proposed signage plan. The request is to allow the removal of the existing monument sign and to relocate the sign to the eastern boundary of the high school campus. The new sign is proposed 14 -feet in height and an overall width of eight feet four inches (8'4"). 2 October 12, 2017 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: Z -3689-M the sign height of eight (8) feet for a total of 14 -feet. The face of the sign is proposed 64.4 square feet of sign area. The applicant states three (3) reasons for the desire to have the sign has proposed: the elevation is to allow teachers to view through the sign and make sure no student(s) are hiding behind the sign, (2) it allows drivers to have a view through the sign, to prevent a child from running in front of a vehicle and (3) to keep children from defacing the sign itself. To allow the sign as proposed requires a variance from Section 36-553 to allow the ground sign to exceed six (6) feet in height and 64 square feet in area. The applicant is proposing to relocate an existing wall sign located on the south side (rear wall) of the middle school, 21 Corporate Hill Drive, and place the sign on the north side (front) of the high school, 23 Corporate Hill Drive. The letters are 24 -inches in height. The sign is not lighted. The proposal includes the placement of a new wall sign on the southern facade, rear of the high school building. The new sign is proposed with LED letters with a maximum letter height of 36 -inches. The sign located on the southern facade, rear of the high school building, is located without public street frontage which requires a variance from Section 36-557 to allow the placement of wall signage without public street frontage. The applicant is also requesting to place a wall sign on the eastern fagade of the high school building. The sign is proposed as a non -illuminated wall sign. The sign is proposed 61 -inches by 90 -inches or 38.1 square feet. Staff is supportive of the applicant's request for the proposed wall signs. Staff is not however supportive of the applicant's request for the placement of the ground sign with an overall height of 14 -feet. The school is located in an office park which has developed with signage as allowed in office zones or a maximum height of six (6) feet. Staff does not feel the placement of the ground sign over two (2) times the height allowed in the office zoning district is appropriate for the area. F. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (OCTOBER 12, 2017) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of denial. M October 12, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: Z -3089-M Mr. Kenneth King addressed the Commission on behalf of LISA Academy. He stated the school was requesting to amend their request and eliminate the requested variance for the height of the monument sign. Staff stated they were now supportive of the request. A motion was made to approve the request as amended to allow a revision to the previously approved signage plan. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 0 ITEM NO.: 4. Z -3689-M NAME: Lisa Academy Revised Zoning Site Plan Review LOCATION: located at 21 and 23 Corporate Hill Drive Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than September 27, 2017. The Office of Planning and Development must receive the proof of notice no later than October 6, 2017. 2. What are the sizes of the proposed and existing signs? What is the size of the sign proposed for the eastern fagade of the building? What is the height and overall area of the channel letters to be moved to the front of the high school? What is the height and overall area of the channel letters proposed for the rear wall of the high school? 3. Staff has concerns with the proposed ground sign. The area is developed as an office park and the height and area of the signs within this general area comply with office signage. The request includes a sign 15 -feet high (±) and a sign area of 76 -feet (±). The office zoning district limits signage to a maximum height of six (6) feet and sign area of 64 square feet. Staff feels the sign as proposed is out of character for the area. Variance/Waivers: 1. A variance from Section 36-553 to allow a ground sign to exceed six (6) feet in height and 64 square feet in area. 2. A variance from Section 36-557 to allow the placement of wall signs without public street frontage. 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, September 27, 2017.