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HomeMy WebLinkAboutS-0344-Q Staff AnalysisITEM NO.: 4, S-344-Q NAME: Lisa Academy Subdivision Site Plan Review LOCATION: located at 12200 Westhaven Street Planning Staff Comments_ 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than August 16, 2017. The Office of Planning and Development must receive the proof of notice no later than August 25, 2017. 2. After the two (2) to three (3) years proposed for the temporary classroom space if the student population continues at the current pace where the classrooms to serve the students will be located? Will there be a building addition? 3. Are there any modifications proposed for the site other than the placement of the temporary portable classroom building? (signage, fences) Variance/Waivers: None requested. Engineering Comments: Public Works Conditions: 1. The proposed building will block the approved vehicular route and student drop off area. Revise traffic control plan to consider loss of vehicular route and drop off area. 2. Handicap parking spaces are being removed by proposed building location. Handicap parking spaces should be relocated. Show the new locations. 3. A parking lot drainage swale is located where the building is proposed to be located. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. Capacity fee analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy. Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing three (3) phase, overhead power line running along the south side of this property which might be used to feed the proposed portable classroom. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. ITEM NO.: 4. S-344-Q Central Arkansas Water: No comment received. Fire Department: Full plan review required. Contact the Little Rock Fire Marshal's Office, Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754. Parks and Recreation: No comment received. County Planning: No comment. Building Codes/Landscape: Building Code: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner Curtis Richey at 501.371.4724, (;ricliey littlerock.gov or Mark Alderfer at 501.371.4875, malderfer(a0ittlerock.gov. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any existing landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Any trees or vegetation located in close proximity to construction shall have the area within the dripline fenced and protected from development activities. Any exiting landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 3. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale. Verify existing building and addition square footage. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Transportation/Planning: Rock Region Metro: Location is served by METRO on route 5 West Markham. We have no objections to the addition of a temporary classroom addition to the existing building. Planning Division: No comment. Revised lat/r)lan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, August 16, 2017. August 31, 2017 ITEM NO.: 4 NAME: Lisa Academy Subdivision Site Plan Review LOCATION: Located at 12200 Westhaven Drive DEVELOPER: LISA Academy 23 Corporate Hill Drive Little Rock, AR 72206 SURVEYOR: Blaylock Threet Phillips and Associates 1501 South Broadway Street Little Rock, AR 72202 AR('.HITF(-T- Kenneth King AIA 219 West South Street Benton, AR 72015 AREA: 5.87 acres WARD: 5 CURRENT ZONIN VARIANCE/WAIVERS NUMBER OF LOTS: 1 PLANNING DISTRICT: 19 C-2, Shopping Center District None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: I L E NO.: S-344-Q FT. NEW STREET: 0 LF CENSUS TRACT: 42.16 The applicant is requesting site plan review approval per Section 31-13 of the Little Rock Code of Ordinances. The site contains a 31,795 square foot building which is being used by LISA Academy for their elementary classrooms space. The request is to add a 66-foot by 96-foot portable classroom building which will add seven (7) classrooms. The buildings are temporary classrooms and are necessary for additional students that have enrolled in the school and additional programming requirements for the school. The school's current enrollment is 520 students and the new enrollment will be 560 students. LISA Academy is currently anticipating to occupy the temporary classroom space for a period of two (2) to three (3) years, at which time the classrooms will be returned to the company renting the units to the school. The project consists of six (6) units August 31, 2017 SUBDIVISION ITEM NO.: 4 (Cont.) FILE NO.: S-344-Q being delivered and configured to be one (1) building under roof. Each classroom is approximately 650 square feet in size. The units will be ADA accessible. B. EXISTING CONDITIONS: The site is located in a commercial area with restaurants, a bank and a medical clinic adjacent to the site. Westhaven Drive is a commercial street with sidewalks in place. Bowman Road is located to the east of this site and Chenal Parkway to the southwest of the site. C. NEIGHBORHOOD COMMENTS: All property owners located within 200 feet of the site along with the Parkway Place Property Owners Association were notified of the public hearing. There is no contact information listed on the City's Neighborhood Association listing for the Gibralter Heights Neighborhood Association. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed building will block the approved vehicular route and student drop off area. Revise traffic control plan to consider loss of vehicular route and drop off area. 2. Handicap parking spaces are being removed by proposed building location. Handicap parking spaces should be relocated. Show the new locations. 3. A parking lot drainage swale is located where the building is proposed to be located. E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING: Little Rock Water Reclamation Authority: Sewer available to this site. Capacity fee analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities based on the information provided. There is an existing three (3) phase, overhead power line running along the south side of this property which might be used to feed the proposed portable classroom. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. 2 August 31, 2017 SUBDIVISION ITEM NO.: Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. FILE NO.: S-344-Q Fire Department: Full plan review required. Contact the Little Rock Fire Marshal's Office, Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754. Parks and Recreation: No comment received. County Planning: No comment. F. BUILDING CODES/LANDSCAPE: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(a)littlerock.gov or Mark AlderFer at 501.371.4875; malderfer@littlerock.gov. Lance: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any existing landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Section 15-100). Any trees or vegetation located in close proximity to construction shall have the area within the dripline fenced and protected from development activities. Any existing landscape or irrigation disturbed by construction shall be repaired or replaced before completion and final acceptance of the project. 3. Existing vehicular use areas may continue as nonconforming until such time as a building permit is granted to enlarge or reconstruct a structure on the property exceeding ten (10) percent of the existing gross floor area. At such time ten (10) percent of the existing vehicular use area shall be brought into compliance with the landscape ordinance and shall continue to full compliance on a graduated scale. Verify existing building and addition square footage. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 3 August 31, 2017 SUBDIVISION ITEM NO.: 4(Cont.)FILE NO.: S-344-Q G. TRANSPORTATION/PLANNING: Rock Region Metro: Location is served by METRO on route 5 West Markham. We have no objections to the addition of a temporary classroom addition to the existing building. Planning Division: No comment. H. SUBDIVISION COMMITTEE COMMENT: (August 9, 2017) The applicant was present representing the request. Staff presented an overview of the item stating there were outstanding technical issues in need of addressing related to the proposed development plan. Staff questioned if there were any other modifications to the site plan than the proposed portable building. Public Works comments were addressed. Staff requested the applicant provide an updated traffic control plan. Staff also requested the applicant provide details of the proposed building placement with regard to the drainage swale located within the parking lot of the site. Mr. King stated the building placement would not block the drainage swale and the water would continue to drain through the swale. Landscaping comments were addressed. Staff stated if the placement of the building exceeded ten (10) percent of the existing building square footage then the landscaping was required to be upgraded accordingly. Staff stated any existing landscaped areas were to be protected and any dead, damaged or diseased landscaping was to be replaced. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. ANALYSIS_ The applicant submitted a revised site plan and an updated traffic circulation plan for the site. The applicant has also indicated the building placement does not exceed ten (10) percent of the existing building square footage located on the site. The applicant is requesting site plan review approval per Section 31-13 of the Little Rock Code of Ordinances to allow the addition of a 66-foot by 96-foot portable buildings to the site which currently contains a 31,795 square foot building. The site is developed and used by LISA Academy for their elementary 0 August 31, 2017 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-344 classroom space. The project consists of six (6) units being delivered and configured to be one (1) building under roof to create seven (7) classrooms. Each classroom is approximately 650 square feet in size. The unit will be ADA accessible. The portable building will add seven (7) classrooms. The school's enrollment for 2016 — 2017 was 520 students and the new enrollment for 2017 — 2018 will be 560 students. The school enrollment per grade is as follows: Grade Level Student Count Classrooms Kindergarten 80 4 1st Grade 72 3 2"d Grade 72 3 3rd Grade 72 3 4t" Grade 54 2 5t" Grade 54 2 6t" Grade 156 6 Total number of students 560 23* Total classrooms Total number of staff 49 *There are seven (7) classrooms being added for additional programming requirements and classrooms space for arts, science, special education, computer lab, etc. A total of 36 classrooms are on the site. Parking for an elementary school, grades 1 — 5, is based on one (1) space per classroom plus one (1) space for every teacher, employee and administrator on the largest shift. Parking for middle school, grades 6 — 8, is based on one (1) space per classroom plus one (1) space for each teacher, employee and administrator on the largest shift. Stacking space for drop-off and pick-up is required on site. Stacking space is to be adequate to accommodate private vehicles and school buses. Currently there are 312 standard parking space and eight (8) handicap parking spaces on the site. After the placement of the temporary classroom, the new handicap spaces are on the northwest side of the building near the drop-off area. The new parking count is 282 standard spaces and eight handicap spaces all of which are eleven (11) feet wide with a five (5) foot side aisle. The new requirement will be 85 parking spaces, two (2) of which are required to be handicap accessible. LISA Academy is currently anticipating to occupy the temporary classroom space for a period of two (2) to three (3) years, at which time the classrooms will be removed from the site. The applicant has indicated at the time of removal an evaluation of their needs for classroom space will be reviewed and accommodations will be made to provide adequate classrooms space for the students. R August 31, 2017 SUBDIVISION ITEM NO.: 4 (Cont. FILE NO.: S-344-Q The request is for a Subdivision/Multiple Building Site Plan Review as per Section 31-13 of the Little Rock Code of Ordinances. The Subdivision Ordinance states Subdivision Site Plan Review is a development review process that provides for case by case consideration of project particulars including the provision of parking and landscaping in accordance with the appropriate ordinances, siting of buildings, and the relationships with adjoining properties. Ordinance No. 20,839 adopted by the Little Rock Board of Directors on February 11, 2014, modified Section 31-13(f) of the Little Rock Code to limit the term of approval of a site plan to a maximum of three (3) years from the date of approval. If an approved multi -phase development, has not been completed within three (3) years of the date of approval the site plan must be reviewed and reapproved by the Commission in the same manner as the initial site plan review. A previous traffic study provided by the applicant's Traffic Engineer dated February 4, 2016, provided for a maximum student enrollment of 700 students in Grades K — 6. The maximum student population proposed for the 2017 — 2018 school year is 560 students. As staff requested the applicant has provided an update to the traffic study which the primary focus of the update is to assess if the access plan is adequate to serve the site with the addition of the temporary buildings. The temporary buildings are to be in an existing parking area on the southwest side of the school building. Although the area was recommended as an additional pick-up/drop-off area, to be used if needed, it was found to not be needed and therefore was not utilized as pick-up/drop-off space. The only effect to the existing internal traffic operations that the temporary buildings will have is on exiting vehicles, after the vehicles have loaded or unloaded students, along the northwest side of the school, will alter their route to a slightly different area of the parking lot. With the revised traffic plan there is approximately 3,220 linear feet of on -site vehicle queuing available and is expected to continue to be adequate without vehicles queuing onto the adjacent roadways. Staff is supportive of the applicant's request. The applicant is seeking approval to allow the placement of temporary classroom space on the site to accommodate additional students but to also allow space for additional program requirements of the school. The building placement is adequate to meet the setbacks typically required per the C-3, General Commercial Zoning District. The parking as indicated is more than adequate to serve the school. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the placement of the temporary classrooms as proposed is appropriate. a August 31, 2017 SUBDIVISION ITEM NO.: 4 Cont. FILE NO.. S-344-Q J. STAFF RECOMMENDATION: Staff recommends 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. PLANNING COMMISSION ACTION: (AUGUST 31, 2017) The applicant was present. There were no 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. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. N