HomeMy WebLinkAboutZ-4293-A Staff AnalysisMarch 27, 2008
ITEM NO.: 11 FILE NO • Z -4293-A
NAME: UCP Short -form POD
LOCATION: Located at 10322 West 36th Street
DEVELOPER:
United Cerebral Palsy of Arkansas
9720 N. Rodney Parham Road
Little Rock, AR 72227
SURVEYOR-
Dillinger, Inc.
P.O. Box 9425
Little Rock, AR 72219
AREA: 1.19 acres
CURRENT ZONING:
ALLOWED USES.-
PROPOSED
SES:
PROPOSED ZONING:
PROPOSED USE
NUMBER OF LOTS: 1
R-2, Single-family and PCD
FT. NEW STREET: 0 LF
Single-family residential and Adult day facility for UCP
WC
United Cerebral Palsy adult center and two residential units
VARIANCES/WAIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 14,730 rezoned the western portion of the site from R-2, Single-family to
PCD establishing United Cerebral Palsy Short -form PCD. The approval allowed the
utilization of the site by United Cerebral Palsy as an educational and training facility for
disabled children and adults. The development goal of UCP was to provide a newer,
safer and more accessible facility which would house the educational, training, therapy,
vocational, evaluation and training and administrative support for the overall
programmatic needs of persons with Cerebral Palsy. The development plan included a
building with 22,00 square feet of floor area and 45 parking spaces. A single drive from
West 36th Street was proposed. The building and parking have been constructed on the
site. UCP subsequently acquired the adjacent single-family residence located to the
east of the facility. The house is occupied as a single-family residences by UCP clients.
March 27, 2008
SUBDIVISION
ITEM NO.: 11 Cont. FILE NO.: Z -4293-A
A. PROPOSAUREQUEST:
United Cerebral Palsy of Central Arkansas, doing business as United Cerebral
Palsy of Arkansas is attempting to increase the ability of people with
developmental disabilities to access affordable, accessible housing. At the
present time, affordable, accessible housing is extremely limited for people with
disabilities and UCP is, in a small way, trying to assist in this endeavor.
Currently, the house located at 10322 West 361h Street is home to three
individuals with disabilities. This location provides not only affordable and
accessible housing, it is conveniently located next door to the UCP Adult Center
which provides habilitation, therapy and work activity services. The request is to
add an additional unit to the site by placing a 14 -foot by 64 -foot manufactured
home. The placing of a mobile home on the property will allow accessible
housing for two additional individuals.
UCP of Arkansas will not be adding any future residences on this property. The
request to rezone the property from PCD and R-2 to POD will allow the site to be
connected with the adjoining property located at 10400 West 36th Street, which is
the UCP Adult Center. UCP of Arkansas prides itself in being a "good neighbor"
to its fellow citizens and this request for rezoning is for the express purpose of
adding the mobile home to the property. Approval of this request will not result in
additional dwellings being requested in the future. This is the only building to be
added to the property identified in the application.
B. EXISTING CONDITIONS:
To the west of the site is the United Cerebral Palsy Adult Center and further west
is a residential development serving Our Way. This area of West 36th Street
contains a number of uses including two churches (one located to the northeast
and one located to the south), residential units (located to the southeast and
west) and office warehouse uses located to the west along Shackleford Road.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received an informational phone call from an area
resident. The John Barrow Neighborhood Association, all property owners
located within 200 feet of the site and all residents, who could be identified,
located within 300 -feet of the site were notified of the Public Hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. 36th Street is classified on the Master Street Plan as a minor arterial. A
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March 27, 2008
SUBDIVISION
ITEM NO.: 11 Cont. FILE NO.: Z -4293-A
dedication of right-of-way 45 feet from centerline will be required
2. With future site development, provide the design of the street conforming to
the Master Street Plan. Construct one-half street improvement to 36th Street
including 5 -foot sidewalks with the planned development. The new back of
curb will be located 29.5 feet from the centerline.
3. All driveways shall have concrete aprons per City Ordinance. The concrete
paving should begin at the future curb line and extend to the edge of the new
right-of-way. Asphalt should be installed from the apron to the existing edge
of pavement of the street. A two (2) percent cross slope should be
maintained across the new asphalt paved area to the driveway apron. The
concrete apron should be constructed per City detail taking into consideration
the future sidewalk crossing.
4. Plans of all work in right-of-way shall be submitted for approval prior to start of
work. Obtain barricade permit prior to doing any work in the right-of-way from
Traffic Engineering at (501) 379-1805 (Travis Herbner).
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer main extension required with easements. Contact Little
Rock Wastewater Utility at 688-1414.
En_ tergy: No comment received.
Center -Point Ener : No comment received.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional meter(s) are required.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: The site is not located on a dedicated CATA Bus Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the 1-430 Planning District. The
Land Use Plan shows Multi Family for this property. The applicant has applied
for a Planned Residential Development to allow the placement of a manufactured
home on the site to serve as a second residence.
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March 27, 2008
SUBDIVISION
ITEM NO.: 11 Cont.) FILE NO.: Z -4293-A
The request does not require a change to the Land Use Plan.
Master Street Plan: West 36th Street is shown as a Minor Arterial. A Minor
Arterial provides connections to and through an urban area and their primary
function is to provide short distance travel within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians
on 36th Street since it is a Minor Arterial. This street may require dedication of
right-of-way and may require street improvements for entrances and exits to the
site.
Bicycle Plan: A Class II is shown along West 36th Street. A Class If bikeway is
located on the street as either a five foot (5') shoulder or six foot (6) marked bike
lane. Additional paving and right of way may be required.
Neighborhood Action Plan: This area is covered by the John Barrow
Neighborhood Action Plan. The Housing and Neighborhood Revitalization goal
states: "provide an enhanced climate for home - ownership and new residents in
the area."
Landscape: No comment on this single-family development.
G. SUBDIVISION COMMITTEE COMMENT: (March 6, 2008)
The applicant was present representing the request. Staff presented an
overview of the proposed development stating there were additional items
necessary to complete the review process. Staff questioned the tenants of the
proposed residential units. Staff also questioned if UCP was willing to limit the
approval to their ownership. Staff stated the ordinance typically required the
placement of structures compatible with other residential uses in the area. Staff
noted in this immediate area there were few residential uses.
Public Works comments were addressed. Staff stated West 36th Street was
classified on the Master Street Plan as an arterial street classification. Staff
stated a dedication of right of way 45 feet from centerline would be required.
Staff also stated with any future development street improvements to West 36th
Street would be required including curb, gutter and sidewalk. Staff stated the
existing gravel drive would require construction of the driveway apron to
eliminate tracking onto the City street. Staff stated the apron should be
constructed to 29.5 feet from the new curb line and extend to the edge of the new
right of way.
Staff noted comments from the other reporting departments and agencies
requesting the applicant contact them directly for additional information. There
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March 27, 2008
SUBDIVISION
ITEM NO.: _11 (Cont.) FILE NO.: Z -4293-A
was no further discussion of the item. The Committee then forwarded the item to
the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised site plan to staff addressing most of the issues
raised at the March 6, 2008, Subdivision Committee meeting. The revised plan
orients the proposed manufactured home in the same manner as the existing
single-family structure. The applicant has indicated the new home will comply
with the standards typically identified in Section 36-262(d)(2)) to include a roof
pitch of three in twelve or fourteen degrees or greater, removal of all transport
elements, placement of the home on a permanent foundation, the exterior wall
finished compatible with the neighborhood, underpinning with permanent
materials and off-street parking per single-family dwelling standards. The
applicant has also indicated a dedication of right of way 45 feet from centerline,
paving of the existing driveway to begin at the future curb line and extend to the
edge of pavement of the street.
The home is proposed to be ADA accessible. A deck and ramp on the front of
the home is proposed. The deck is proposed 24 feet in length and eight feet
wide. The ramp to the deck is proposed four feet wide and will have a grade of
1" per 1 foot. The back door is proposed with a four by four deck with a four foot
wide ramp and a 1" per 1 foot grade.
The existing home is located approximately 70 -feet from the existing right of way
of West 36 Street and the manufactured home is proposed to be placed 42 feet
from the rear of the existing structure. The manufactured home will be located
approximately 70 feet from the west property line and 80 plus feet from the
eastern property line.
Staff is not supportive of the placement of a manufactured home on the site.
Staff feels the proposed home is out of character with the neighborhood which in
recent past has seen a great deal of new single-family construction including the
approval and development of a new single-family subdivision to the southeast.
Kingston Place subdivision is located a few blocks east of the site and is
experiencing a great deal of new home construction. Staff feels the placement of
the manufactured home on this site is not compatible with the neighborhood.
I. STAFF RECOMMENDATIONS:
Staff recommends denial of the request.
PLANNING COMMISSION ACTION:
(MARCH 27, 2008)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated March 25, 2008,
requesting withdrawal of the item without prejudice. Staff stated the withdrawal request
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March 27, 2008
SUBDIVISION
ITEM NO,: 11 (Cont.)_ FILE NO.: Z -4293-A
would require a waiver of the Commission's By-laws with regard to the withdrawal
request being made less than five (5) days prior to the Commission meeting. Staff
stated they were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
approval of the By-law waiver with regard to the late deferral request. The motion
carried by a vote of 9 ayes, 0 noes and 2 absent. The chair entertained a motion for
placement of the item on the Consent Agenda for approval of the withdrawal request.
The motion carried by a vote of 9 ayes, 0 noes and 2 absent.
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