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HomeMy WebLinkAboutZ-8796 Staff AnalysisAugust 30, 2012 ITEM NO.: 2 _ FILE NO.: Z-8796 NAME: Clubhaus Health and Fitness Club — Conditional Use Permit LOCATION: 1207 Rebsamen Park Road OWNER/APPLICANT: SA Group properties under contract to Loyd Walker and Stuart Walker/White-Daters PROPOSAL: A conditional use permit is requested to allow for the redevelopment of the building located on the 0-2 zoned property at 1207 Rebsamen Park Road for a health and fitness club. 1. SITE LOCATION: The site is located at the northeast corner of the intersection of Cantrell Road and Rebsamen Park Road. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located within The Riverdale area which contains a variety of uses and zoning. The area immediately around this site has properties zoned 0-2, C-3 and 1-2. Uses in the area include offices, restaurants, auto service uses and a multi tenant shopping center. The proposed use is compatible with the neighborhood. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Hillcrest Neighborhood Association. 3. ON SITE DRIVES AND PARKING: The site currently contains 25 striped parking spaces. Access is via three (3) driveways off of a private drive located on the north side of the property. The building contains 20,000 square feet. At a ratio of 1 space per 300 square feet of floor area, The Health Club requires 66 parking spaces. The applicant proposes to rehabilitate and expand the parking to provide 69 spaces. Two of the driveways will be combined into a single driveway. The driveway nearest the intersection of Rebsamen Park and the private drive will be relocated onto Rebsamen Park Road and converted to an exit -only drive. August 30, 2012 ITEM NO.: 2 (Cont.) FILE NO.; Z-8796 4. SCREENING AND BUFFERS: Site plan must comply with the City's landscape and buffer ordinance requirements. If the rehabilitation cost exceeds fifty percent (50%) of the replacement cost, an upgrade in the landscape ordinance will be required. An automatic irrigation system is required. The parking lots are shown at sixty-three (63') foot in width; this can be reduced to sixty foot (60') allowing for compliance with the landscape ordinance; revise. Credit for existing on site trees can be given towards compliance with the landscape ordinance. The dumpster must be located out of the required landscape perimeter and properly screened. Berming is encouraged along Cantrell Road. 5. PUBLIC WORKS COMMENTS: Cantrell Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to forty-five (45) feet from centerline will be required. The centerline of the right-of-way is not shown to determine if a right-of-way dedication is required. 2. Rebsamen Park Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way thirty (30) feet from centerline will be required. The centerline of the right-of-way is not shown to determine if a right-of-way dedication is required to be dedicated. 3. At the time of building permit, sidewalks with appropriate handicap ramps along Cantrell Road are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. At time of building permit, sidewalks with appropriate handicap ramps along Rebsamen Park Road are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk is installed but should be continued to Fairfield Drive. 2 August 30, 2012 ITEM NO.: 2 Cont. FILE NO.: Z-8796 5. The proposed western driveway should be one way in instead of one way out or removed due to its distance from Rebsamen Park Road. The other proposed driveway and closed curb cuts are okay. 6. At the time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7 Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 8. The building is built within a drainage easement. This easement contains an eight (8) feet by eleven (11) feet corrugated metal arch drainage structure. The City of Little Rock recognizes no responsibility for maintenance of the arch drainage structure located under the building. 6_ UTILITY FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. K3 August 30, 2012 ITEM NO.: 2 Cont. FILE NO_: Z-8796 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 (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten (10) 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: Approved as submitted. Maintain twenty (20) foot access. County Planning: No Comments. CATA: The site is not located on a CATA bus route. A route is located along Cedar Hill Road, just north of the site. SUBDIVISION COMMITTEE COMMENT: (AUGUST 8, 2012) The applicants were present. Staff presented the item and noted little additional information was needed. The applicants were asked to provide a signage plan and to indicate any fencing that might be placed on the site. Staff suggested that the ground sign on the Fairfield Drive frontage meet office standards. In response to a question, the applicants stated the remodeling costs would not exceed 50% of the building's replacement value. Public Works and Landscape comments were discussed. Most of the discussion centered around the issues of the driveway on the south side of the building and the drainage easement under the building. The applicants stated they would meet with staff to address those matters. The Committee determined there were no other issues and forwarded the item to the full Commission. STAFF ANALYSIS: The 0-2 zoned, 1.74 acre lot located at 1207 Rebsamen Park Road is occupied by a multi -story, 20,000 square foot building and paved parking for 25 vehicles. The building was previously occupied by a medical research facility but has been vacant for a while. 4 August 30, 2012 ITEM NO.: 2 Cont.) FILE NO.: Z-8796 The applicants are requesting approval of a conditional use permit to allow for the building to be remodeled for occupancy by Clubhaus, a health and fitness club. The applicants have a similar club in Fayetteville, in a remodeled old Piggly Wiggly grocery store. In addition to remodeling the building, the applicants propose to rehabilitate and expand the vehicle parking to accommodate 69 parking spaces. New landscaping will be installed in conjunction with the improved and expanded parking lot. The applicant submitted the following description of the proposed use: The club in Little Rock will be approximately 20,000 square feet. Its operating hours will be identical to our Fayetteville Club, 5:00 AM to 10:00 PM weekdays, 8-7 Saturdays and 12-7 Sundays. We project a total of 10 employees, although they will be spread out over the 17 hour day. Our Fayetteville Club has 15- 20 employees, although many are part time (college students). Our primary focus is on group exercise classes and personal training for health and physical conditioning and weight control. Our concept will be an upscale club with very nice amenities and limited membership. We project membership to grow to approximately 1000, with approximately 25% family memberships and 75% single memberships. Our Fayetteville Club has approximately 700 memberships at present. We have a 50 space parking area, shared with 2 other businesses. The club amenities will include a 3,600 foot main exercise floor with cardio equipment, weight machines and free weights, a separate fitness training area, a group exercise studio, yoga studio, pilates studio, spinning (stationary bikes) studio, and a "women's only" fitness area with an adjacent child care area. There will be well appointed locker rooms, including private showers and changing rooms, with a steam room and sauna in both the men's and women's locker rooms, and a massage room adjacent to each locker room. We will have free wifi internet and several lounge areas for our members to relax, visit and wait for their classes. The front desk check in area will also serve as a lounge, and will have available smoothies, bottled water, healthy snacks, etc. If our budget permits, we plan to have an outdoor pool and surrounding lounge area also. The applicant responded to the issues raised at Subdivision Committee. Signage will consist of wall signs on the three (3) building facades that have street frontage and two (2) ground signs. The ground sign on the Cantrell Road perimeter will comply with signage allowed in commercial zones. The ground sign on the private drive perimeter will be a monument style sign that will comply with signage allowed in office zones. The applicant met with Public Works Traffic Engineering staff regarding the one-way driveway on the west side of the building. That driveway entrance will be relocated onto Rebsamen Park Road and will be a one-way, exit only driveway. The applicant is continuing to work �i August 30, 2012 ITEM NO.: 2 (Cont. FILE NO.: with Public Works staff regarding the matter of maintenance responsibility for the drainage structure under the building. The outstanding resolution of that matter does not affect the land -use question of whether the health club is an appropriate use for the site. No new fencing will be installed other than around the pools. To staffs knowledge, there are no other issues. Use of this existing building for a health and fitness club appears to be an appropriate use that is compatible with uses in the area. The 1985 Bill of Assurance does not address use issues but does state "all structures shall be ... in compliance with all zoning regulations applicable to the property." STAFF RECOMMENDATION: Staff recommends approval of the requested Conditional Use Permit subject to compliance with the Comments and Conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 30, 2012) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. 0 SUBDIVISION COMMITTEE COMMENTS AUGUST 8, 2012 ITEM NO.: 2. CLUBHAUS HEALTH AND FITNESS CLUB _CONDITIONAL USE PERMIT — 1207 REBSAMEN PARK ROAD _ (,Z-8796,E Planning Staff Comments: 1. The 1985 Bill of Assurance for Fairfield Office Park does not address specific use issues but does state "all structures shall be ... in compliance with all zoning regulations applicable to the property". 2. Submit signage plan. 3. Indicate any proposed fencing. Variance/Waivers: • None requested. Public Works: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to forty-five (45) feet from centerline will be required. The centerline of the right-of-way is not shown to determine if a right-of-way dedication is required. 2. Rebsamen Park Road is classified on the Master Street Plan as a collector street. A dedication of right-of- way thirty (30) feet from centerline will be required. The centerline of the right-of-way is not shown to determine if a right-of-way dedication is required to be dedicated. 3. At the time of building permit, sidewalks with appropriate handicap ramps along Cantrell Road are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. At time of building permit, sidewalks with appropriate handicap ramps along Rebsamen Park Road are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. Sidewalk is installed but should be continued to Fairfield Drive. 5. The proposed western driveway should be one way in instead of one way out or removed due to its distance from Rebsamen Park Road. The other proposed driveway and closed curb cuts are okay. 6. At the time of building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 7. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. 8. The building is built within a drainage easement. This easement contains an eight (8) feet by eleven (11) feet corrugated metal arch drainage structure. The City of Little Rock recognizes no responsibility for maintenance of the arch drainage structure located under the building. Utilities and Fire Denartment/County Plannine: Wastewater: Sewer available to this project. Entergy: No comments received. Centerpoint Energy: No comments received. AT&T (SBC): No comments received. Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding the size and location of the water meter.