HomeMy WebLinkAboutZ-9137 Staff AnalysisJune 2, 2016
ITEM NO.: 11 FILE NO.: Z-9137
NAME: ACCESS Group private school, therapy and training —
Conditional Use Permit
LOCATION: 1500 North Mississippi Avenue
OWNER/APPLICANT: First Christian Church/ACCESS Group
PROPOSAL: A conditional use permit is requested to allow for
the use of this existing building and property for a
private school, therapy and training for special needs
students. The property is zoned R-2.
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SITE LOCATION:
The site is located on the west side of Mississippi Avenue, one tract north
of Evergreen Drive.
COMPATIBILITY WITH NEIGHBORHOOD:
The church campus is one of several institutional uses located in this
immediate area. Three other churches are located just south of this site
at the NW, SW and SE corners of Mississippi and Evergreen. An LRSD
school campus is located just east of that same intersection. The Anthony
School campus is located just over a block to the north. ACCESS
proposes to serve up to 150 individuals with hours of operation being
Monday through Friday, 7:30 a.m. — 5:30 p.m. Staff believes 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 Meriwether Neighborhood Association.
ACCESS was scheduled to host an informal meeting at the site at 6:00 p.m.
on May 24, 2016.
3. ON SITE DRIVES AND PARKING:
Access to the site is via two driveways off of Mississippi Avenue. The site
contains asphalt -paved parking for 210 vehicles. The school proposes to
provide education, therapy and support services to up to 150 special needs
students ages kindergarten through high school and young adults. 60 staff
members are proposed. Considering the typical parking requirements for
the various ages in a school setting, staff believes the existing parking is
sufficient. The applicants met with Public Works and Engineering staff
and together they drafted a traffic management plan for drop off and pickup
of students. No changes are proposed to the existing driveways or parking.
June 2, 2016
ITEM NO.: 11 (Cont.) FILE NO.:
4. SCREENING AND BUFFERS:
Site plan must comply with the City's minimal landscape and buffer
ordinance requirements.
If any building rehabilitation or expansion is proposed the existing
landscaping, buffer, or vehicular use areas not meeting the current
code requirements may be required to be brought into compliance on
a graduated scale.
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.
5. PUBLIC WORKS COMMENTS:
1. Mississippi Ave is classified on the Master Street Plan as a minor
arterial with a special design standard. A dedication of right-of-way
35 feet from centerline will be required.
2. Are additional driveways accessing Mississippi Ave proposed? Will
existing driveways be removed? Show on revised plan the proposed
driveway locations and widths.
3. More information should be provided for the Traffic Management Plan.
Show the pickup/drop off area for students. The vehicle stack distance
begins at the end of the pickup/drop off area and extends to the
sidewalk adjacent to Mississippi Ave. Vehicle stack space is estimated
at 23 ft. per vehicle, not 16 ft. per vehicle as previously used.
4. The applicant is proposing the installation of "No Left" turn signs on
Mississippi Ave. into/out of the proposed driveways between 2:30 and
3:30 pm Monday thru Friday.
6. UTILITY. FIRE DEPT. AND CATA COMMENTS:
Wastewater: Sewer available to this site. Capacity contribution fee review
required. EAD review required if food prep to be done on site. Existing
sewer is private.
Entergy: Entergy does not object to this proposal. Electrical service is
already provided to the site and the existing structures. Contact Entergy
in advance to discuss future service requirements, new facilities locations
and adjustments to existing facilities (if any) as this project proceeds.
K
June 2, 2016
ITEM NO.: 11 Cont.) FILE NO.: Z-9137
Centerpoint Energy: No comment received.
AT&T: No comment received.
Central Arkansas Water: No objection.
Fire Department: Full code review.
Building Codes: This is a change in occupancy type for this structure and
is therefore subject to full commercial plan review and approval prior to
occupancy. This facility must meet 2012 Arkansas Fire Prevention Code
requirements. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey _littlerock.orq or
Mark Alderfer at 501.371.4875; malderfer littlerock.or .
County Planning: No comment.
Rock Region METRO: No comment received.
SUBDIVISION COMMITTEE COMMENT: (MAY 11, 2016)
The applicants were present. Staff presented the item and noted little additional
information was needed. In response to a question from staff, the applicants
stated the First Christian Church congregation would continue to occupy a
portion of the site for approximately 18 months. They stated the church's school
which currently operates at the site would not remain. The applicants stated the
existing ground sign would be refaced for ACCESS. Staff asked if there would
be after-hours use of the property and if there were long-term plans for use of
the tennis court or gym. The applicants responded that a couple of community
groups utilize the tennis courts and gym and ACCESS was reviewing the
possibility of allowing that to continue.
Public Work and Traffic Comments were discussed at length. The applicants
noted they had met with the City's Traffic Engineer prior to filing the applicant
and he saw no issues. Staff stated they would discuss the issue internally and
get with the applicants.
Other Agency Comments were noted.
The Committee determined there were no outstanding issues and forwarded the
item to the full Commission.
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June 2, 2016
ITEM NO.: 11 (Cont.
STAFF ANALYSIS:
FILE NO.: Z-9137
First Christian Church currently occupies the R-2 zoned, 10+ acre tract located at
1500 N. Mississippi Avenue. The church has entered into an agreement to sell
to ACCESS Group. ACCESS is requesting approval of a conditional use permit
to allow them to occupy the property for use as a private school, therapy and
training for individuals with language and learning disabilities. The church will
continue to occupy a portion of the building while searching for a new home. The
preschool currently operated by the church will cease.
The site contains the church building consisting of a one-story, 17,069 square
foot sanctuary/administration building and two, one-story education wings, each
containing 10,556 square feet. The site also contains a detached gymnasium
building, a small storage building and tennis courts. No changes are proposed to
the site other than for some interior remodeling to accommodate the new user.
ACCESS provides support to individuals with language and learning disabilities
through early childhood education, private school, evaluation and therapy -
occupational, speech, physical and academic, community integration and
employment training. ACCESS currently operates at 10618 Breckenridge Drive.
The early childhood program and support services for preschool aged children
will remain at that location. ACCESS Academy, the private school serving
kindergarten through high school, and the young adult program are proposed to
move to 1500 N. Mississippi. The school proposes to serve up to 150 students
with 60 staff.
The two education wings will be used for classrooms. The sanctuary building will
be internally remodeled to accommodate a therapy gym and will also have
administrative offices.
The existing ground -mounted sign on the Mississippi Avenue frontage will be
repurposed with ACCESS' name and logo. ACCESS has no plans to use the
gymnasium building or tennis courts. However, they expect to allow the
continued use of those facilities with community programs for volleyball and
tennis lessons.
The applicants met with Public Works and Engineering staff and have agreed on
the following traffic management plan:
Students will be dropped off and picked up at the SW corner of the
southern education building, using the southern parking lot driveways for
stacking.
s Morning drop-off runs from 7:00 a.m. — 8:30 a.m.
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June 2, 2016
ITEM NO.: 11 (Cont.
FILE NO.: Z-9137
• Afterschool pickup is at 3:00 or 3:30, dependent on the program the
student attends.
• ACCESS assigns staff members to assist with traffic management on site.
• ACCESS will provide signage/pavement arrows to direct the flow of car
riderline.
• Any students who drive will not dismiss until car rider pickup is complete.
is If there is a backup or any traffic flow problem, pickup will be split so that
some pickup occurs through the north parking lot to the north side of the
northern educational building or the pickup line on the south side can be
double -stacked.
Staff is supportive of the proposal. The relatively small, special needs educational
use appears to be an appropriate use to occupy this existing church/institutional
campus. There is no bill of assurance for this acreage tract.
STAFF RECOMMENDATION:
Staff recommends approval of the requested CUP subject to compliance with the
following conditions:
1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6
of the agenda staff report.
2. Compliance with the approved traffic management plan for drop off and
pickup of students.
PLANNING COMMISSION ACTION: (JUNE 2, 2016)
The applicant was 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 by a vote of 10 ayes, 0 noes and
1 absent.
SUBDIVISION COMMITTEE COMMENTS
MAY 11, 2016
ITEM NO.:11. ACCESS GROUP PRIVATE SCHOOL THERAPY AND TRAINING
CONDITIONAL USE PERMIT
1500 N. MISSISSIPPI AVE. Z-9137
Planning Staff Comments:
1. The property is an acreage tract and no Bill of Assurance was provided.
2. Will the church continue to occupy a portion of the site?
3. Provide a signage plan.
4. Will there be after-hours use of the property?
5. Are there long-term plans for use of the tennis court and gym?
Variance/Waivers:
None requested.
Public Works:
1. Mississippi Ave is classified on the Master Street Plan as a minor arterial with a special design
standard. A dedication of right-of-way 35 feet from centerline will be required.
2. Are additional driveways accessing Mississippi Ave proposed? Will existing driveways be
removed? Show on revised plan the proposed driveway locations and widths.
3. More information should be provided for the Traffic Management Plan. Show the pickup/drop
off area for students. The vehicle stack distance begins at the end of the pickup/drop off area and
extends to the sidewalk adjacent to Mississippi Ave. Vehicle stack space is estimated at 23 ft per
vehicle, not 16 ft per vehicle as previously used.
4. The applicant is proposing the installation of "No Left" turn signs on Mississippi Ave. into/out
of the proposed driveways between 2:30 and 3:30 pm Monday thru Friday.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this site. Capacity contribution fee review required. EAD review required
if food prep to be done on site. Existing sewer is private.
Entergy: Entergy does not object to this proposal. Electrical service is already provided to the site and the
existing structures. Contact Entergy in advance to discuss future service requirements, new facilities
locations and adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comment received.
AT&T: No comment received.
ITEM NO.:11. CON' Z-9137
Central Arkansas Water: No objection.
Fire Department: Full code review.
Building Codes: This is a change in occupancy type for this structure and is therefore subject to full
commercial plan review and approval prior to occupancy. This facility must meet 2012 Arkansas Fire
Prevention Code requirements. For information on submittal requirements and the review process, contact
a commercial plans examiner:
Curtis Richey at 501.371.4724; cricheyCulittlerock.ora or
Mark Alderfer at 501.371.4875; malderferkiNittlerock.or
County Planning: No comment.
Rock Region METRO: No comment received.
Planning Division: No comment.
Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
If any building rehabilitation or expansion is proposed the existing landscaping, buffer, or vehicular
use areas not meeting the current code requirements may be required to be brought into compliance
on a graduated scale.
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.
Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than
Wednesday, May 18, 2016. Required notices are to be sent via certified mail to all owners of properties
located within two hundred (200) feet of the site no later than Wednesday May 18, 2016. The City -provided
notice form must be used. Proof of notices is to be provided to staff no later than May 27, 2016