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APPLICATION FOR A LAND USE AMENDMENT
4j 61104
Planning Commission Docketed for W� 1/ at pm.
Case Number LU A O ' D�_-_0 1
Application is hereby made to the Little Rock Board of Directors, through the Planning Commission,
pursuant to the provisions of Act 186 of 1957, as amended, petitioning to change the Land Use
classification of the following described area:
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Street Address: 24 V *o L91 AR,7(o
Title to this property is vested in; I I �.+ ri►�
Property owner print)
If an individual other than the property owner(s) files this application, attachment of form
"Authorization Of Representation Statement" is required for each owner.
It is desired that the boundaries shown on the Land Use Map be amended and that this area be
reclassified from the present. IPTO classification to 9%classification.
Present use of property V�r+V1■ 1 ayF1 V
4 Proposed use of property � ' 1 ixedINS Co IY11� 1�1� �r �� �iA-6
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Applicant's Daytime Phone: M11 %52/ 5,5 " ax: 5014 #5 I I
Planning Commission Action:
Approved: Denied:
Date: — 1 r
Board of Directors Action:
Approved:_ Denied:
Date: -1 — � —Q4
MAY $ 5 200B �
CITY OF Ll f I Lr- muCK
BUILDING CODE
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2124 Rice Street Little Rock, Arkansas 72202-6150 USA Planet Earth
tel. 001.1.501.374.4531, 952.5594 sale, sail, cell, sell, handphone, mobile, 374.1701 fax
Kwendeche@sbcgloba1. net, kwendeche_@hotmail.com
Thursday, May 15, 2008
Eve Gieringer
Planner
City of Little Rock - Department of Planning and Development
723 West Markham Street Little Rock, AR 72201
re project: The Adaptive Re -Use of the James Mitchell School
Submission of Application for a Land Use Amendment
Dear Ms. Gieringer
As requested and on behalf of my client Mitchell Elementary LLC, I am pleased to submit
the completed application and filing fee for the reference project, including the following:
Enclosures:
1. Completed land use amendment application.
2. Three 3) copies of the site plan (folded to legal size).
3. Development rationale attached to this cover letter, including a description of the
initial phase and future develoment uses of the overall property.
4. Independent consultant's analysis of the development.
5. Affidavit authorizing Kwendeche, AIA to act as the agent for the Applicant.
6. Support Letter from the Wright Avenue Neighborhood Association (WANA).
7. Memorandum of Understanding (MOU) between the applicant and WANA.
Please review all and contact me if you have any questions or comments.
k you very much!
I Kwendeche, AIA
cc: Dr. and Mrs. George T. Blevins, Jr. (Mitchell Elementary LLC)
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Supplemental Document to the PZD Application filed by Mitchell Elementary LLC
May 12, 2008
The Adaptive Re -Use of the James Mitchell School
According to the requirements set forth in the application for re -zoning established by the
City of Little Rock, the following is a description of the use of the above named property.
The overall property, located at 2410 South Battery Street, Little Rock, AR 72206, is
divided into three basic areas: 1) the Main Building — the original structure built in 1908
with approx. 35,000 sf +/- including an attached addition, called the Annex; 2) a one story
classroom addition with approx. 3,800 sf +/-; and 3) a single detached classroom building,
built in the 1970s with approx. 1,000 sf +/- - all totaling approx. 39,800 sf +/-.
The initial phase of the overall development involves only a portion of the Annex at
the Basement Level in the Main Building and the single detached classroom
building, totaling an approx. floor area of 3,300 sf.
See the accompanying color coded layout of areas designated for the temporary
warehouse / office space. All other areas within the overall property are for future
development.
SINGLE DETACHED BUILDING
This single detached building (1000 sf) will be used as office space and restroom.
ANNEX
This portion of the property will be used as a temporary warehouse space for storage of
merchandise for an internet distribution business. No walk-in customers or customer
parking will be required because this is an internet business. All sales transactions will take
place electronically. Metal shelves will be assembled and arranged in rows to hold the
boxed, non-flammable, non-perishable merchandise. Neither air-conditioning nor heating
will be necessary to house the items stored. The existing loading dock will be used for
delivery and pick up services for shipping merchandise.
Our presence in the building will allow us to maintain insurance and support the building
financially because our internet business will lease the space.
There will not be any employees stationed at this location. The only on-site functions will
be to deliver items, stock shelves, label items for shipping and pick up by shipping carrier.
The abovementioned tasks will be performed by the owners of the business. This will allow
for minimal occupancy. The Owners of the business shall be present in the premises from
12 noon — 6pm, daily (Monday — Friday), or as needed for scheduled deliveries and
pickups of merchandise.
Supplemental Document to the PZD Application filed by Mitchell Elementary LLC
Continued page 2
May 12, 2008
The initial phase of the development currently has adequate electric power for the specific
needs of the temporary warehouse space. Overall, all of the buildings on the property have
been surveyed and abated of hazardous materials (asbestos and mold) by the previous
owner.
The following is a detailed listing of the anticipated future development activities -
OVERALL PROPERTY USES FOR FUTURE DEVELOPMENT:
O Pre -K-12 Educational/ Day Care— Supplemental Educational Services,
Saturday Academy, Summer Program, Pre -K program and /or Day Care
O Meeting space for the Wright Avenue Neighborhood Association (WANA)
O Internet Retail, Corporate Office Space
O Retail / Commercial Office — leasing space to retail businesses; bank;
credit union; professional medical; legal and / or real estate with hours of
operation
O Institutional / Government — Health services and / or workforce services
and / or government offices
O Multi -Unit Residential — 1, 2, 3 bedroom loft apartments
O Recreation — Fitness Center and / or Police Athletic League
O Dance studio / Recording studio
O Meeting / Event rental space — Conferences / Meetings / Workshops /
Wedding Receptions and / or Parties
O Community — Wright Avenue Neighborhood Association Office and event
space, online bill pay center
O Eating Place Inside — Cafe, cafeteria and / or restaurant
O Existing paved parking lots (approx. 53 spaces) on the west side of the
property shall be utilized for the abovementioned future development
uses for the site
Supplemental Document to the PZD Application filed by Mitchell Elementary LLC
Continued page 3
May 12, 2008
O Existing loading dock area on the east shall be removed and replaced
with a paved lot for the handicap parking requirements of the future
development
O At the commencement of subsequent phases for future development, the
overall site shall be re -landscaped
O The Owning Company (the applicant) is currently preparing the
Determination of Eligibility Application to obtain listing of this Charles
Thompson designed building on the National Register of Historic Places
MEMORANDUM OF UNDERSTANDING
is made between the
Wright Avenue Neighborhood Association, Inc. (WANA)
a 501 (c) (3) non-profit organization
POBox 165084 Little Rock, AR 72216
and
Mitchell Elementary, LLC
PO Box 164119, Little Rock, AR 72216
-
The purpose of this Memorandumof Understanding is to initiate a covenant agreement between the
Wright Avenue Neighborhood Association, Inc (WANA) and the Mitchell Elementary LLC, the Owning
Company of the James Mitchell School, located at 2410 South Battery 'Street, Little Rock, AR 72202.
This covenant shall assure the mission of WANA as it relates to the redevelopment plans for the
James Mitchell School property while allowing the Owning Company an effective mechanism to
collaborate with WANA for the successful completion and continued operation of the James Mitchell
School property.
The designated name for the covenant committee shall be the WANA / Mitchell Elementary LLC
Covenant Committee (herein designated as the "WMCC").
-------------------------------------------------------------
The parties to this Memorandum of Understanding herein agree:
1. The WMCC shall act as the sole liaison committee between WANA and the Mitchell
Elementary, LLC. Any communication that will impact this partnership between the two (2)
parties shall be reported on a semi-annual basis (or as needed) to the WANA Executive
Board in writing for discussion and action.
2. The WMCC committee shall be made up of three (3) dues paid members of the WANA.
The appointment of the WMCC members will be approved by the WANA Executive
Committee in compliance with the bylaws. No more than three (3) representatives of the
Owning Company (Mitchell Elementary LLC) shall be a permanent member of the WMCC.
3. Once rezoned, the Owning company shall review all future plans, specifications, and any
proposed alterations to the subject property with the WMCC and the WANA Executive
Board prior to the submission of the pians, specification, proposed alterations to any
organization for the purpose of securing a permit, zoning variance, land use amendment,
or funding support.
If, the intended use of any portion of the overall property is not covered by the City of Little
Rock Ordinance, the Owning Company will seek the support of the WANA prior to the
Owning Company applying for an adjustment to the existing ordinance or any application
for rezoning to accommodate the new use of the property.
4. The WMCC agree that the entire property shall be a drug-free; tobacco -free; alcohol -free
zone. No sales, storage, consumption, and display (signage or samples) of products
associated with this restriction are allowed.
EXCEPTION: Concerning alcohol, in private residential units, restaurants, and
public spaces where receptions and other events might occur within the
interior or exterior of the property, the above-mentioned restrictions shall be
guided by current local, state, and federal laws.
MEMORANDUM OF UNDERSTANDING, continued page 2
5. The WMCC agree that no space within the property shall be designated or leased to
individuals, agencies, or other organizations for the treatment or housing (temporary or
permanent) of drug / alcohol dependent visitors, family, or tenants. This also restricts the
leasing of the property in part, or as a whole, as a half -way house; "chem" house; and / or
transitional housing for use by individuals (adults / juveniles) convicted of criminal and/or
misdemeanor offenses.
6. The Owning Company and WMCC mutually agree that the adaptive reuse of the new
facility shall offer leasable space for use by the City of Little Rock Police, if the City of
Little Rock is willing to lease such a space. Space size to be negotiated between the City
and Owning Company. The specific location of the space shall be easily accessible and, if
necessary, may be staffed by police for a 24 hour presence.
7. The Owning Company and WMCC agree that the adaptive reuse of the new facility shall
include office space for a permanent WANA office and meeting room. The size and the
location of the space shall be jointly agreed on by the parties. The rental rate shall not
exceed the lesser of $12 per square foot per year, or 50% of funds donated to WANA by
Mitchell Elementary, LLC under clause 10 below.
The term of the lease shall be 5 years with an option to renew an additional 5 yrs. WANA
shall also have access and use of the exterior open spaces for outdoor events, including,
but not limited to WANAFEST and the Annual Yard Sale. All planned events shall be
subject to the approval of the WMCC and not to conflict with other planned events by the
Owning Company, or tenant's use of the property. WANA shall be responsible for cleanup
for all outdoor events held by WANA on this property.
8. Major grant acquisition shall be pursued primarily by WANA for fund raising efforts, with
the reasonable support and assistance from the Owning Company. WANA will reasonably
support (as necessary) the efforts of the Owning Company to acquire the funding
necessary for the adaptive re -use of the property. This does not preclude leasing space to
other non-profit or for-profit organizations.
9. The term of this MOU is for 50 years, reviewed and updated yearly (as needed), on or
before the anniversary of the signing of this document. All intended revisions to this MOU
must be submitted by the WMCC to the WANA Executive Board and WANA's general
membership for approval.
10. In an effort to help make WANA self sufficient, the Owning Cornpany agrees to donate up
to 5% but not less than 3% of their net profit derived from the leasing of the spaces within
the property. These funds shall be used exclusively for the capacity -building needs of
WANA.
11. The Owning Company agrees that this MOU shall be null and void (with the exception of
clauses 4 & 5, which shall remain in effect) if the property is sold or conveyed to another
owner.
MEMORANDUM OF UNDERSTANDING, continued page 3
12. If the Owning Company decides to sell the subject property after making substantial
improvements to the property, it is agreed that WANA will have the first right of refusal to
purchase the subject property at a negotiated price.
In the event the Owning Company decides to sell the subject property prior to making any
improvements it is agreed that WANA will
filed the Owninstright of Company�sUndebt dress on the
sal to purchase the
subject property at an amount not to ex 9
property.
Agreed to and accepted by:
Wright Avenue Neighborhood
Association, Inc.
Eol U`4 � —SheilaANA First Vice President
Mitchell Elementary, LLC
tuber
BE IT REMEMBERED, That on this day came before me, the undersigned, a Notary Public, within and
for Pulaski County, duly commissioned, had d � � �tetl known me for the as the icansideratia natories of the foregoing
and purposes
document, and acknowledged that he/she
therein mentioned and set forth.
WITNESS my d and seal s such Notary Public
on this the day o , 2008.
My commission expires: Id- — 0/ � U
I
FA
FEWSi
NOTARY PUBLIC
Wight
Avenue III May 6, 2008
Neighborhood
Tony Bozynski, Director
Secretary
City of Little Rock
Mr. James Floyd,
Treasurer
Planning and Development Department
Mr. James McDonald
723 West Markham Street
5sociation,
Little Rock, AR 72201
Inc.
(501) 371-4790
P. O. Box 165084 Dear Mr. Bozynski:
Little Rock, AR 72216
Phone: (501) 765 4919 It is with great pleasure that the Wright Avenue Neighborhood Association, Inc.
Fax: (866) 214 5774 (WANA, Inc.) submits this letter in support of ❑r. and Mrs. George T. Blevins, Jr. in
Email: wanainc@yahoo.com their acquisition of James Mitchell School, 2410 S. Battery Street, Little Rock AR.
In addition, WANA is in support of Mitchell Elementary, LLC, the Owning Company,
Executive Officers and its application for a Planned Office Development, including the initial use of a
portion of the property for the Owning Company's business.
Dr. George T. Blevins, Jr.,
President
Ms. Sheila Miles, Dr. and Mrs. Blevins are longstanding, dedicated members of WANA, Inc. and they
1st Vice President continually provide invaluable service to the community. Such a major
Mrs. C. Nelson, redevelopment undertaking as this marks a key milestone in the advancement of our
2nd Vice President community. WANA is committed to the success of the redevelopment as set forth in
the Memorandum of Understanding (Mots) with Mitchell Elementary, LLC.
Mrs. Laura Redic,
Secretary
Again, WANA supports the Blevins' acquisition of the former James Mitchell
Mr. James Floyd,
Treasurer
Elementary School because of their acquisition history of other properties in our
Mr. James McDonald
historic district. We look forward to assisting in the implementation of the venture,
Mr. Juan Wilson,
relative to its great opportunity to strengthen our neighborhood.
Assistant Treasurer
723 West Markham Street
Mrs. Annie Abrams,
Little Rock, AR 72201
Parliamentarian
Kwtorian e, AIA,
i cerel
Historian
I
)
Mr. Kevin Dedner
Sheila Miles
WANA,Uid
Inc. 1st Vice President
Past Presidents
Rev. Robert James
CC:
Mr. Brad Kane
Ms. Donna James, Subdivision Administrator
Mr. James McDonald
I City of Little Rock
Mrs. Lorraine Livingston
Planning and Development Department
State Representative John
723 West Markham Street
Lewellen
Little Rock, AR 72201
Dr. George T. Blevins, Jr.
501-371-6821
Mr. James Floyd
Mr. Kevin Dedner
501(c)(3) / not-for-profit
Lee A. Hill, MAI, SRA
Real Estate Valuation & Advisory Services
1011 West 24th Street
Little Rock, AR 72206
501-374-4443 Emailhill9985@sbcglobal.net Fax 501-372-6605
May 8, 2008
Mr. George T. Blevins, Jr., PH.D
Managing Member
Mitchell Elementary, LLC
1704 W. 19th Street
Little Rock, AR 72202
Re: Former Mitchell Elementary School
Adaptive Re -use
Dear Dr. Blevins:
In response to your request of April 24, 2008, I prepared a
brief summary of some adaptive re -uses of the former
Mitchell Elementary School, located at the southwest corner
of 24th Street and Battery Street, Little Rock, Pulaski
County, AR 72206.
The subject property consists of three (3) detached,
existing structures as follows:
Bldg. #1- A three (3) story, brick, and concrete
Historic building, including a basement,
comprised of 35,000+\- SF, built in 1908
(original building)
Bldg. #2- A one (1.) story brick building, containing
four (4) units (rooms) with 3,800+\- SF
approximately 20-25 years old
Bldg. #3- A one (1) story brick building, containing
1,000+\- SF
Total Area: 39,800 Square Feet
Total Parking on Site: 53 spaces (asphalt paved. There
are three (3) additional asphalt and/or concrete paved
areas which could be utilized for overflow parking.
1
I
I
An inspection of the interior revealed that extensive
repairs are required of the existing or original structure.
The first floor contains hardwood floors, which appear to
be solid and in fair to good condition. The restrooms are
in poor condition, but contain fixtures which have been
unused for more than two (2) years.
The HVAC system has been vandalized. The interior walls -:'--
and ceilings reflect deferred maintenance as a result of
deterioration, and neglect.
There are six (6) large classrooms with high ceilings
(18+\- feet), and a large, semi -circular lobby/reception
area. Some of the classrooms contain individual toilets,
and sinks.
The second floor also contains a wide hallway, two
stairwells, and six (6), or seven (7) classrooms. These
rooms also contain extensive windows (historical design,
some individual toilets, and also high ceilings. There is
also a large stairway near the skylight leading to the
adjoining boys and girls restrooms on the mezzanine.
Interior features of the basement area include heavy
concrete floors, a 9-10 foot ceiling height, and a number
of toilet fixtures for boys and girls. Since the power was
not fully operative, t.be appraiser was unable to obtain a
clear picture of the physical condition.
This area was used as the cafeteria, with an adjoining
kitchen for food preparation. The kitchen contained
extensive ceramic tile wainscot, and floor drains. Other
rooms included offices and/or storage facilities. Since
this area is below grade, there were loading areas for
receiving supplies. The basement also contains an
equipment room for the boilers, and heating equipment, etc.
It is our understanding that the intended use of this
summary is to assist Mitchell Elementary in concept and
preliminary approval for re -use of the property through the
2
Little Rock City Planning Commission. A careful study of
similar schools was performed to gauge market demand,
design features, interior layout, and finish. Since the
subject property has an historical designation, every
effort must be expended to preserve certain design features
without compromising current building and zoning
requirements. The subject property may be eligible for
federal tax credits and state grants, as an historic
structure for mixed uses not being adequately met by
private, or public agencies.
After a field investigation, and consultation with the
owner, and operators of similar type facilities in the
Little Rock area, the appraiser developed a floor -by -floor,
and/or, a building -by -building model of suggested re -uses.
The schools noted in this field investigation include the
following:
1) Kramer School, 7th & Sherman, Little Rock- Former
elementary school listed in National Register of Historic
Buildings- converted in 1998 to co-op apartments -Total 22
units
2 -bedrooms -$716/Mo; 3 bedrooms-$719/Mo
The tenant population includes blue-collar workers,
artists, and musicians, among others. Amenities include
ample on site parking, security service and a large
audiaorium:on the first floor for tenant social functions
and community meetings.
2)- Former West Side Jr. High- 14th & Marshall St., Little
Rock - (West Side Loft Development)- three (3)
story, historic, brick loft apartments with 43
spacious, one (1) bedroom apartments, ranging from
830-1,432 SF; Two (2) bedroom units contain 903
square feet.. A portion of the ground floor is leased
to UAMS (James Dennis Development Center) -close to
Arkansas Children's Hospital. Little Rock Police
Department car observed parked on site (possible
tenant) .
3) Former East Side Jr. High, 14th & Scott St., Little
Rock (East Side Lofts) - Four (4) story brick, and
concrete apartment loft building, with 41 units, all
residential with meeting rooms, secured entry, and
preservation of original design. The units are
3
separately metered. Note: East Side/West Side Lofts
are operated by ARC (Association of Retarded
Children)
4) Lee Street School, 3805 W. 12th St.,(12th & Pine),
(Willie Hinton Neighborhood Resource Center) Little
Rock; 11,000 SF per floor x 2 floors = 22,000 SF
total floor area
Operated by the .City of Little Rock Housing and Community
Development; dedicated June 25, 2005. Two (2) story
brick building with wide hallways, bright colors,
converted to all office uses.
1) Tenants include City of Little Rock Police Dept.
Internal Affairs, and Code Enforcement Alert
Center
2) Life Quest- A Senior Citizen's computer training,
education classes, GED;
3) Habitat for Humanity
4) Ark Community Dispute Resolutions
5) Black Community Developers
6) City of Little Rock Small Business.Incubator
Program, UALR, SBA, and HUD speakers
Other amenities include an auditorium with a seating
c-.-.1,_-.-,capacity -for- 175 persons for community meetings, etc.
r ;.There is also ample on-site parking.
;r _.i.._zin :vi:ew of, --the field investigation, and inspection of
similar type buildings, it is the appraiser=consultant's
',:5.:. opinion that the following adaptive re -uses are appropriate
fVr.the former Mitchell Academy. These uses will be
i identified floor -by -floor, and building -by -building.
)These uses are subject to:approval by the City Planning and
Zailding Department, and requirements of the Arkansas
Heritage Department and/or other federal agencies:
Existing Bldg. #1 35,000+\- Floor Area-
1st f loor-
a) :Caf6 (Soul Food Restaurant, 1st class destination -type
tenant)- A nationally known restaurant has been
contacted and expressed possible interest. The
restaurant would be a great tourist draw, may offer
carry -out, and catering services.
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b) Professional Office uses -medical, dental, and legal
offices entrepreneurial, computer clas•ses,-
information technology (UALR), Baptist Health,..or' .
UAMS Health Clinics to offer classes,and/orhealth
clinics.
One or: two :adjoining classrooms may bei combined ;as an.
auditorium for special luncheons, political,. and
neighborhood meetings, and seminars.
2nd floor- Residential -6-7 leasable apartment units
a) apartment'units-consisting of 1,2 and 3 bedroom units. -
to have secured access;
b) Owner should offer discount for L.R. Policemen to
live in one of the units, as a measure of added
security, and deterrence
c) Area will require installation of elevator
Basement -
1) Banquet room for rent to churches, neighborhood
groups, political groups; kitchen to be used for food
preparation (must meet fire and health code,
requirements)
2) Offices for catering operation, and' -banquet services
..3) Remaining space recommended for dry, temporary
storage space, no flammable or chemicals permitted
Per fire code requirements '.
Building II- Annex (3,800 SF) (Former Classroom=:Bldg:)
Recommended for conversion to a child car.e'centier
Building III- 1,000 SF
Recommended for City of Little Rock:.Police:'sub
-
Station. Office should be manned by :two e(.2-) .o:fficers
for neighborhood crime deterrence, citizen's
complaints,: community relations, and recruitment:
The adaptive re -use of Mitchell Academyi as a historic
structure should serve to create new economic development,
jobs, and to instill a sense of pride in the community.
This facility should also serve as a catalyst to stimulate
new infill, or upgraded housing in the neighborhood. To
further this objective, the Mitchell Academy should form an
alliance with other major tourist attractions in Little
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Rock, such as the Mosaic Temple (Grand opening Sept. 20,
2008); President Clinton Library, Little Rock Convention
and Visitors Bureau, Little Rock Tours, the ,,Little Rock
Chamber of Commerce, Heifer International . and Global
Village, Little Rock Central High Museum, UUAPB,: ABC,:
Philander, National Civil Rights Museum, Memphis, TN,
professional sports teams, and social, and political
organizations.
I trust that the recommendations noted will serve as a
blueprint for a viable and profitable community enterprise
to be used and enjoyed by the neighborhood and the Greater
Little Rock Community. i
Very truly yours,
Lee A. Hill, MAI, SRA
Consultant
LAH:b
D
sfpzd.doc 6 09/2
AFFIDAVIT
014
7, 4rartl fy by my signature below that I hereby
authorize j _ to act as my agent regarding the
JE--0vQ6 0—i c + of the below described property.
-
Property described as:
pivml L&fs 14M
Z, c
Subscribed and sworn to me a Notary Public on this
My Commission Expires:
y 1"'Lloiic
LA EARTHA MONTGOMERY
MY COMMISSION k 12350300
.� 4< EXPIRES: September 13, 2016
9, }' Pulaski County