Z-5693-A Staff AnalysisSeptember 25, 1995
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File NQ
vrn r :
Address:
De cri t iota
Zoned:
Rg.�e s t�.
Present Use of Proper
Proposed Use of Propert :
Staff Report
A. Encrineering Issues:
No issues
B. Staff Analysis:
Z -5693-A
Bishop Andrew McDonald, Catholic
Diocese of Arkansas/Centro Hispano
923 1/2 McAlmont Street
Lot 11, Block 4, Masonic Addition
HDR
To grant a conditional use permit
for a family shelter providing
temporary shelter to a maximum of
three families at a time.
offices for a nonprofit
organization providing services to
the Hispanic community
Same as above with the addition of
family shelter utilizing the two
story structure on the rear portion
of the property.
In June of 1993, a conditional use permit was issued
allowing for the use of the property at 923 MCAlmont as
offices for Centro Hispano, a nonprofit organization
providing services to the Hispanic community.
The property is located in the Central Little Rock Urban
Renewal District and is zoned HDR. The City of Little Rock
Ordinance designates the Board of Adjustment as the public
body for reviewing and approving conditional use permits in
this district. The property also falls within the
boundaries of the MacArthur Park Historic District.
Centro Hispano is now before the Board of Adjustment
requesting a conditional use permit to allow for the
conversion of the two story structure located on the rear
portion of the property at 923 McAlmont (923 1/2 McAlmont)
September 25, 1995
Item No.: $ (CQn
into a family shelter providing temporary housing for a
maximum of three families at a time.
Within the Central Little Rock Article of the zoning
Ordinance, there are four groups of "community facilities."
In HDR, Groups "A" and "C" are conditional uses and the
Group "B" facilities are permitted by right. Group "D"
facilities are not allowed in HDR. The proposed shelter is
similar to the ordinance listing of "Salvation Army
residential facility", a Group "C" use requiring a
conditional use permit in HDR.
The primary issue associated with this request is land use
and whether a shelter is an appropriate use for this site.
In the attached narrative, the applicant explains the nature
of the shelter. The principal structure located on the west
end of the lot will continue to be utilized as offices for
Centro Hispano. The shelter will be more of an "ancillary
use", located in the building on the rear of the property.
The interior of this building will be remodeled to
accommodate the family shelter.
The property in question is located in an isolated pocket of
the City of Little Rock and MacArthur Park Districts,
sandwiched between MacArthur Park and Interstate 30. Other
uses in the immediate vicinity include a convenience store
with gas pumps, two restaurants, the UALR Law School and a
two building apartment development directly adjacent to the
south of the site.
There are several considerations which would seem to support
approval of the family shelter. The uses adjacent to the
site are a restaurant, MacArthur Park, the interstate and an
apartment development. The Park provides a buffer between
this mixed use area and the predominately residential area
farther to the west. Finally, the shelter itself is more of
an "ancillary use", with the primary use of the property
being the offices of Centro Hispano.
Staff believes the proposed shelter is a reasonable use for
the structure located at 923 1/2 McAlmont and is supportive
of the request. The applicant must work with the Building
Codes officials to assure that the structure complies with
current code requirements for this type of residential use.
As part of the previously approved conditional use permit,
the Board approved a parking variance for the site. A
parking variance is also requested for this added use.
Because of the proposed use and location, providing no
off-street parking should not be an issue and staff feels
that the parking variance is appropriate.
E
September 25, 1995
Item No.• 8 (Cont.)
C. Staff ReGommendatiorz:
Staff recommends approval of the requested conditional use
permit for a family shelter at 923 1/2 McAlmont limited to a
maximum of three families and the parking variance subject
to the following conditions:
1. Approval must also be obtained from the Little Rock
Historic District Commission.
2. Remodeling of the structure must comply with current
code requirements for this type of residential use.
BOARD OF AD TMENT.
(SEPTEMBER 25, 1995)
Barbara Neiss was present representing Centro Hispano. There
were no objectors present. Staff presented the item and a
recommendation of approval, with conditions. The Board was
informed that, included with the conditional use permit, was a
parking variance since the site currently had no on-site parking.
In response to a question from Mark Alderfer, Ms. Neiss presented
plans showing the proposed renovation of the structure to
accommodate the shelter.
In response to a question from a Board member, Dana Carney of the
Planning Staff stated that the Ordinance defined a "family" as an
individual or two or more persons related by blood or marriage;
or a group of not more than four unrelated persons living
together. He stated that the Building Codes officials would
establish the occupancy numbers for the structure when it was
submitted for building permit review.
In response to a question from Mark Alderfer, Ms. Neiss stated
that she and one other employee of Centro Hispano lived on the
site and would control activities on the property.
A brief discussion then followed concerning what recourse might
be available should the site develop into a nuisance. Cindy
Dawson, of the City Attorney's Office, stated that there were
city regulations already in place that would allow for action
against any nuisance.
There was some thought given to limiting the conditional use
permit to Centro Hispano but no action was taken along those
lines.
A motion was made to approve the conditional use permit subject
to the following conditions:
1. Approval must also be obtained from the Little Rock Historic
District Commission.
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September 25,'1995
It m i90. - 8 Cont.
2. Remodeling of the structure must comply with current code
requirements for this type of residential use.
The motion was approved by a vote of 8 ayes, 0 noes and 1 absent.
By approving the application as submitted, the Hoard also
approved the requested parking variance.
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