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HomeMy WebLinkAboutZ-4214-A Staff AnalysisAugust 26, 1996 Item No.: 5 File No_: Z -4214-A Owner: City of Little Rock by Fennell Purifoy Architects Address: 701 Sherman Street (715 Sherman Street) Description: Block 3, Johnson's Addition Zoned: HDR - High Density Residential The Request: A conditional use is requested to permit the renovation and use of Kramer School building as 22 live/work art studios, art gallery and a community room. Present Use of Provert Unused school building Proposed Use of Property: Residential, art studio, gallery and community meeting room Staff Re art• A. Public works Comments: East 7th, Sherman, and East 8th Street are public streets, 8th and Sherman are 30 feet wide and 7th is 36 feet wide. Ferry Street is not a public street and applicant needs to provide proof of legal access to this street prior to construction of driveways. Each of the property corners need to have a 20 foot radial area dedicated as public right-of-way prior to building permit. Each intersection needs to have the curb radius improved to meet the ordinance requirement of 31.5 feet with City owned utilities relocated at applicants expense. The edge of all drives needs to be 25 feet from the property line. All existing sidewalks, curbs, and ramps will need to be brought up to current City standards. Intersection ramps as shown do not conform to City standards, two ramps are required providing direction for the blind. B. Staff Analysis: The Kramer School property is located in the part of the City that is regulated by the "Zoning Plan for Central Little Rock Urban Renewal Project" and is zoned HDR, High Density Residential. A conditional use permit is requested August 26, 1996 Item. No.: 5 (Cont. to allow for the renovation and use of the building as 22 live/work art studios, art gallery and a community room. The Ordinance designates the Board of Adjustment as the public body charged with reviewing and approving conditional use permits within the CLR district. In the HDR District artist's studio, museum or art gallery and community center are listed as conditional uses. The 22 apartments are permitted by -right in HDR. The Kramer School Building was constructed in 1895. Today, the Kramer School is Little Rock's oldest surviving school building and the only one dating from the 19th century. The second phase to the building was constructed in 1920 and a final addition was constructed in 1931 to house an auditorium and cafeteria. The Kramer School served as an elementary school until the late 19701x. The building was then occupied by the center for Early Development and Education. After the Center was closed, the building was declared surplus in 1983 by the Little Rock School District. Since 1983, several renovation projects have been proposed to the School Board and the City of Little Rock. These projects ranged from upscale apartments to the creation of a high technology training center. None of these projects came to fruition. Dr. F. Hampton Roy purchased the property in 1989 and attempted to restore the building which had fallen into extreme disrepair. After several attempts to develop a project for the building, he decided to abandon the property. The City condemned the property in 1995. Since that time, the building has been boarded up. In December 1995, the City approved a resolution for the gifting of the property to Historic Investments Solution Team (HIST) and for its assigns as well as the funding of $15,000 for the completion of the temporary mothballing and preservation of the building. HIST and the Downtown Little Rock CDC have now developed the current proposal which is before the Board of Adjustment. The applicants propose to renovate the building to accommodate 22 live/work artist's studios. The auditorium will be renovated as a community room which will be made available to community groups. The central hallway and rotunda will be utilized as an art gallery for displaying works produced on the site. New, paved and landscaped parking lots will be constructed on the site and an area or the yard between the building and 7th Street will be set aside as a "sculpture yard., Staff is very supportive of the proposal and believes this innovative approach can save a property which has great importance to the history of Little Rock. The proposed use 2 August 26, 1996 Item No.: 5 (Cont.) is not out of character with the neighborhood and should not negatively impact any adjacent properties. Nearby uses include a large church/school, a motel, a high-rise condominium development and several multifamily properties. The development has already been before the Little Rock Historic District Commission and received a Certificate of Appropriateness. Through Public Works' review of the item, one important problem surfaced. Two driveways are proposed to access the site from Ferry Street. This block of Ferry Street is no longer a public right-of-way. Through urban renewal, this block of Ferry Street, as well as the portion of East 7th and East 8th Streets between Ferry Street and I-30, were abandoned by the City on January 6, 1964 (Ordinance No. 11,451). Although the right-of-way was abandoned, the street was never physically removed (as required by Ordinance). Ownership of the former right-of-way is split between the property owners abutting the street, meaning there is no legal access to the site from Ferry Street. If, in fact, this block of Ferry Street is to remain open and to provide access to this site, the right-of-way needs to be rededicated. This will involve the cooperation of the property owner on the east side of the former right-of-way. If the street is not rededicated, access to the property will need to be resolved and the abutting property owners will have to comply with the Ordinance by physically removing the street. C. taff Recommendation: Staff recommends approval of the conditional use permit subject to the following conditions: 1. Compliance with the City's Landscape and Buffer Ordinances 2. Compliance with Public Works Comments including resolution of the Ferry Street Access issue BOARD OF ADJUSTMENT: (AUGUST 26, 1996) Jennifer Herron was present representing the applicant. There were no objectors present. Staff presented the item and a recommendation of approval, with conditions. Ms. Herron stated that the applicant understood and agreed to all conditions. A motion was made to approve the conditional use permit subject to compliance with the conditions noted in the staff K, August 26, 1996' Item No.: 5 (Cont. recommendation. The motion was approved by a vote of 5 ayes, 0 noes and 4 absent.