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HomeMy WebLinkAboutZ-5139-F Staff AnalysisFILE NO.: 7-5139-F NAME: Easter Seals Adult Training and Wellness Center Revised Long -form PCD LOCATION: Located at 14901 Cantrell Road DEVELOPER: Easter Seals of Arkansas 3920 Woodland Heights Road Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 5.9 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Selected C-3, General Commercial District uses Revised PCD PROPOSED USE: Easter Seals Wellness Center and Training retaining the previously approved selected C-3, General Commercial District uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The site contains a single story 47,675 square foot commercial building and 157 parking spaces. The site is an existing developed site, which met the intent of the Highway 10 Design Overlay District some years ago when developed. Ordinance No. 15,718 dated August 1, 1989, rezoned the site from R-2, Single-family to PCD to allow Safeway to open a grocery store on the site. The site operated as a grocery store until Affiliated Foods "down -sized" their operation closing several stores in the central Arkansas area. FILE NO.: Z -5139-F Cont. Certain criteria were placed on the development as conditions of approval. Those included: truck deliveries were to be coordinated from 8:00 am to 6:00 pm seven (7) days per week, all trash compacting was to be done inside the store, the dumpster pick-ups were to be made between 7:30 am and 9:30 am Monday through Saturday and the dumpster was to be located in a fenced area, there was to be nothing stored outside of the building and the parking area clean-up was to be conducted during regular business hours. On December 12, 2000, the Little Rock Board of Directors adopted Ordinance No. 18,398 revising the previously approved PCD to add additional uses. The applicant proposed to add selected C-3, General Commercial uses to be allowed as alternative uses for the site. The approved uses included Bank or savings and loan office, Book and stationary store, Church, Cigar/tobacco and candy store, Clinic, Clothing store, Custom sewing and millinery, Drugstore or pharmacy, Duplication shop, Eating place without drive-in service, Florist shop, food store, Furniture store, Handicraft/ceramic sculpture or similar artwork, Hardware or sporting goods, Health studio or spa, Hobby shop, Jewelry store, Lawn and garden center enclosed, Office (general and professional), Office/showroom with warehouse (with retail sales), Office equipment sales and service, Optical shop, Paint and wallpaper store, Pet shop. The approval allowed the listed uses or any combination of the uses should one tenant not occupy the entire space. The site was subsequently occupied by a furniture store and later by an office user. Ordinance No. 19,546 adopted by the Little Rock Board of Directors on June 6, 2006, allowed a revision to the previously approved PCD to add a drive-through restaurant as an allowable use for the site. The site plan indicated the construction of a 2,262 square foot facility containing indoor dining only. The site would remain as one parcel and the restaurant would be located on a leased parcel with a portion of the existing parking assigned to the new use. The existing }wilding contained 43,560 square feet of gross floor area with an area indicated for expansion for a total of 47,585 square feet of gross floor area. The site contained a total of 184 parking spaces. On January 2, 2007, by the adoption of Ordinance No. 19,673 the Little Rock Board of Directors approved a revision to the previously approved PCD to allow an increase in the total building area of the drive-thru restaurant. The building was proposed with 2,475 square feet. A small outdoor dining area was indicated containing three (3) to four (4) tables. All other previous conditions continued to apply to the current request. This development was not constructed and the approval has expired. A. PROPOSALIREQUEST/APPLICANT'S STATEMENT: Easter Seals of Arkansas is now proposing to occupy the vacant building with an adult training and wellness center. The proposed center will provide a comprehensive program of services for adults, ages 18 to 75, with disabilities. Services will include various classroom curriculums including technology, art, job training, heath, wellness and living skills. Additionally, adults will have the 2 FILE NO.- Z -5139-F (Cont opportunity to work in the paper and cardboard recycling program, putting into practice the job skills training they receive. The center will have a staff of approximately 40 with 160 students. Hours of operation are 7:00 am to 5:30 pm, Monday through Friday. Also, a Friday night dance will be held each quarter from 6:30 to 9:00 pm. Staff will include one director, assistant director, administrative assistant and education coordinator. There will be approximately ten (10) teachers and ten (10) teaching assistants and approximately fifteen (15) other staff positions. The request includes the addition of two (2) canopies on the north facade to allow covered pick-up and drop-off. In addition two (2) truck docks will be added adjacent to the existing dock along the eastern facade. Easter Seals anticipates four (4) to six (6) deliveries per week. The request includes the maintenance of the previously approved selected C-3, General Commercial District uses as allowable alternative uses for the site. B. EXISTING CONDITIONS: The site contains a single -story commercial building and surface parking area. Ingress and egress to the site are provided in two key locations; Highway 10 near the west property line and to Taylor Loop Road via a stub -out extending east to the roadway. Adjacent to the site on a separate lot there is a bank facility. Uses adjacent to the site along Taylor Loop include a veterinary office, single-family residences, general and professional office uses and a beauty shop. Uses along Highway 10 include a mixture of office and commercial uses. South of the site is the Westchester Subdivision and west of the site vacant R-2 zoned property which was recently denied a request for rezoning to PCD by the Little Rock Planning Commission for a carwash. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Pinnacle Valley Neighborhood Association, the Westchester/Heatherbare Property Owners Association and the Tulley Cove Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. 3 FILE NO.: Z-5139-F Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for additional information. Entergy: A 15 -foot underground easement is required for existing facilities feeding the building. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department. Maintain a 20 -foot minimum access around the sites perimeter. The proposed canopy must have a minimum clearance of 13 -feet. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10/Pinnacle Mountain Express Route. Parks and Recreation: No comment. 4 FILE NO.: Z -5139-F Cont. F. ISSU ESITECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a request to revise the previously approved "Harvest Foods PCD" to add Easter Seals Training and Wellness Center as allowed uses for the property. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: A Class I is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any dead, diseased or missing landscaping must be replaced in conjunction with the renovation permit for this project. 3. All dumpster screening must be in good repair or replaced with the renovation permit for this project. G. SUBDIVISION COMMITTEE COMMENT: (September 15, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented an overview of the development stating there were no outstanding technical issues associated with the request. Staff stated any dead, diseased or missing landscaping was to be replaced with the renovation activities at the site. The applicant was advised to respond to staff issues by September 21, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: There were no outstanding technical issues associated with the request raised at the Subdivision Committee meeting which required the applicant to submit a revised site plan or cover letter. The request is to allow Easter Seals of Arkansas to occupy the vacant Harvest Foods grocery store and utilize the building as an 5 FILE NO.: Z -5139-F Cont. adult training and wellness center. The center will provide a comprehensive program of services for adults, ages 18 to 75, with disabilities. Services include various classroom curriculums including technology, art, job training, heath, wellness and living skills. Additionally, adults will have the opportunity to work in the paper and cardboard recycling program, putting into practice the job skills training they receive. Hours of operation are 7:00 am to 5:30 pm, Monday through Friday. Also, a Friday night dance will be held each quarter from 6:30 to 9:00 pm. The center will have a staff of approximately 40 with 160 students. Staff will include one director, assistant director, administrative assistant and education coordinator. There will be approximately ten (10) teachers and ten (10) teaching assistants and approximately fifteen (15) other staff positions. The site will remain relatively unchanged. The building contains 43,560 square feet and the site contains 172 parking spaces. The plan includes the addition of two (2) canopies on the north fagade of the building to allow covered pick-up and drop-off for the students/clients. Along the eastern fagade two (2) truck docks will be added adjacent to the existing dock. The new setback along Taylor Loop Road will be 22 -feet. The rear -building setback will remain unchanged. The signage plan will remain as presently approved. A ground mounted monument style sign will be located on Cantrell Road and a second sign will be located at the driveway entrance on Taylor Loop Road. Both signs are a maximum of ten (10) feet in height and one hundred (100) square feet in area as per the Highway 10 Design Overlay District. Building signage will be located on the front fagade of the building fronting Cantrell Road. The request includes the maintenance of the previously approved selected C-3, General Commercial District uses as allowable alternative uses for the site. The original approval limited the hours of dumpster service and the hours of deliveries. Staff feels this recommendation should be incorporated into the current request. Staff feels the hours of dumpster service and deliveries should be limited to business hours. The approval also required all compacting to take place within the building. Staff feels this should continue to apply. Staff is supportive of the request. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the use of the building by Easter Seals of Arkansas should have a positive impact on the area. 1. 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. X FILE NO.: 7-5139-F Cont. Staff recommends the hours of deliveries and dumpster service be limited to business hours. Staff recommends all compacting take place within the building. PLANNING COMMISSION ACTION: (OCTOBER 6, 2011) 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 ❑, E and F of the agenda staff report. Staff presented a recommendation the hours of deliveries and dumpster service be limited to business hours and that all compacting was to take place within the building. There was no further discussion of the item. The chair entertained a motion for approval of the item on the consent agenda as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 8. Z -5139-F NAME: Easter Seals Adult Training and Wellness Center Revised Long -form PCD LOCATION: located at 14901 Cantrell Road 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 September 21, 2011. The Office of Planning and Development must receive the proof of notice no later than September 30, 2011. 2. Dimension the expansion area and the setback to the property line along the eastern portion of the site. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Contact Little Rock Wastewater Utility for additional information. Enter : A 15 -foot underground easement is required for existing facilities feeding the building. Contact Entergy for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) are required. They will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off private fire systems. Due to the Item # 8. nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZ assembly, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain a 20 -foot minimum access around the sites perimeter. The proposed canopy must have a minimum clearance of 13 -feet. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #25, the Highway 10/Pinnacle Mountain Express Route. Parks and Recreation. No comment. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a request to revise the previously approved "Harvest Foods PCD" to add Easter Seals Training and Wellness Center as allowed uses for the property. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Bicycle Plan: A Class I is shown along Taylor Loop Road. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 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 21, 2011. Item # 8.