HomeMy WebLinkAboutZ-5239-G Staff AnalysisFILE NO.: Z -5239-G
NAME: Our House Short -form PD -O
LOCATION: Located in the 300 Block of East 24th Street
DEVELOPER:
Our House, Inc.
302 E. Roosevelt Road
Little Rock, AR 72206
ENGINEER:
The Holloway Firm, Inc.
200 Casey Drive
Maumelle, AR 72113
ARCHITECTS:
Herron Hurton Architects, Inc.
Jennifer Herron, AIA/Jeff Horton, AIA
1219 S. Spring Street
Little Rock, AR 72202
AREA: 1.429 acres NUMBER OF LOTS: 1 lot FT. NEW STREET: 0 LF
CURRENT ZONING: PCD
ALLOWED USES: Hospital, Nursing Home, 1-1 uses
PROPOSED ZONING: PD -O
PROPOSED USE: Multi-use/Our House, Administrative Offices, Children's Programs
VARIANCESM/AIVERS REQUESTED: None requested.
BACKGROUND:
Ordinance No. 16,024 adopted by the Little Rock Board of Directors on March 19, 1991,
approved a rezoning of the site from R-4 to PCD. The approval allowed the reuse of the
"Old VA Medical Center", located at 300 E. Roosevelt Road as a mixed use
development. The overall campus consisted of five (5) Tracts. The PCD request
FILE NO.; Z -5239-G
consisted of two (2.) tracts of land with 8.99 acres in Tract 1 and 1.43 acres in Tract 5.
The larger tract contained the main building, approximately 500,000 square feet and
security building 3,488 square feet. Tract 5 contained two (2) buildings of 9,780 square
feet and 7,600 square feet. The uses of the property were offices, mini -storage, clinics,
record and document storage, cold storage, light manufacturing and other similar uses.
It was determined during the public hearing process the approval included all 1-1 listed
enclosed uses. The access for Tract 1 was to be from Roosevelt Road with emergency
access provided from all other access points. There was to be no industrial use within
100 -feet measured in the horizontal plane, from any point of the building to the property
line.
There was a subsequent revision to the PCD to add a hospital and nursing home as an
allowable use for the property excluding a psychiatric hospital and rehab use. The
approval was by Ordinance No. 16,065 adopted by the Little Rock Board of Directors on
July 16, 1991. Ordinance No. 17,508 adopted by the Little Rock Board of Directors on
June 17, 1997, added apartments, teaching facility, and/or religious, charitable or
philanthropic office coupled with all appurtenant usages associated therewith, in
addition to usages previously approved. Both revisions appear to be associated with
the larger tract which contains the hospital.
A Conditional Use Permit was approved for Our House, which are located on Tract 2, 3
and 4, which is between Tracts 1 and 5. The approval was on October 24, 1996, and
allowed the construction of a 20,000 square foot building which in conjunction with five
other existing buildings on the site were to be used as transitional and emergency
housing and other related services as provided by Our House. The property is zoned
R-4. Our House was classified as a philanthropic/charitable organization.
A. PROPOSAL/REQUESTIAPPLICANT'S STATEMENT -
The request is a rezoning from PCD to PD -O to allow the development of Tract 5
as identified above with a multi -use development to serve the clients of Our
House. The cover letter indicates the site will contain a buildable footprint of
22,600 square feet. The development is proposed in multiple phases with a
maximum building height of 55 -feet. The building is proposed to house the
Children's Center which will include a childcare center, classrooms, to support a
youth program, a multi -functional space with a kitchen, a donation center, staff
offices and support spaces for the programs. The cover letter states it is possible
some of the activities will be located on a second or third level which would allow
for an initial smaller building footprint.
Our House proposes a future Phase 2 which will incorporate additional
administrative offices and meeting space, additional storage as well as rental and
transitional housing on the site. Depending upon funding, Phase 2 will either be
incorporated within the Children's Center on second and third floors or will be an
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FILE NO.: Z -5239-G (Cont.
addition to the Children's Center located within the 22,600 square foot buildable
area indicated on the site plan.
Our House proposes abandoning the existing curb cut on East 24th Street as well
as the asphalt paving on the property and proposes a new curb cut on East 24th
Street with a circular drive, a covered entry to the building and
eighteen (18) parking spaces. Due to the need for security for the residents at
Our House, a security gate is proposed at the southern end of the parking area
and will be closed at night. The building will have green/playground space
adjacent to it in order to address required exterior playground spaced for the
children.
B. EXISTING CONDITIONS:
The property is enclosed in a chain link fence and contains an abandoned
non-residential building. South and west of the property is the existing Our
House campus. Further west of the site is the former VA Hospital. North of the
site are two (2) churches and east of the site is a former gas station which most
recently sold pottery and is now owned by one of the churches and used
for parking.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received a few informational phone calls from area
residents. All property owners located within 200 feet of the site, the Community
Outreach Neighborhood Association, the East Little Rock Neighborhood
Association and the Meadowbrook Neighborhood Association were notified of the
public hearing.
D. ENGINEERING COMMENTS -
PUBLIC WORKS CONDITIONS:
1. 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).
2. Sidewalks with appropriate handicap ramps are required in accordance with
Section 31-175 of the Little Rock Code and the Master Street Plan.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be
required prior to any land clearing or grading activities at the site. Other than
residential subdivisions, site grading and drainage plans must be submitted
and approved prior to the start of construction.
4. All driveways shall be concrete aprons per City Ordinance.
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FILE NO.: Z -5239-G (Co
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING.
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for
any additional details.
Entergy: A 30 -foot overhead or 10 -foot underground easement along East 24tH
Street is required by Entergy. Relocation of existing facilities will be at
customer's expense. Contact Entergy for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. Contact Central Arkansas
Water regarding the size and location of the water meter. If there are facilities
that need to be adjusted and/or relocated, contact Central Arkansas Water. That
work would be done at the expense of the developer. Contact Central Arkansas
Water if additional fire protection or metered water service is required. The Little
Rock Fire Department needs to evaluate this site to determine whether additional
public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer's expense. Due to the nature
of the facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZ assembly, successful test of the
assembly must be completed by a Certified Assembly Tester licensed by the
State of Arkansas and approved by Central Arkansas Water. The test results
must be sent to Central Arkansas Water's Cross Connection Section within ten
(10) days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Maintain access of at least twenty (20) feet; fire hydrants per
Code. Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The site is located within %-mile of CATA Routes #2, the South Main
Route.
Parks and Recreation: No comment received.
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FILE NO.: Z -5239-G Cont.)
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Central City Planning District.
The Land Use Plan shows Mixed Office Commercial (MOC) for this property.
The Mixed Office Commercial category provides for a mixture of office and
commercial uses to occur. Acceptable uses are office or mixed office and
commercial. A Planned Zoning District is required if the use is mixed office and
commercial. The applicant has applied for a rezoning from PCD (Planned
Commercial District) to PDO (Planned District Office) to allow for the
development of a building for office/daycare and future residential use on the
site.
Master Street Plan: 23rd Street is a Local Street on the Master Street Plan. The
primary function of a Local Street is to provide access to adjacent properties.
Local Streets that are abutted by non-residential zoning/use or more intensive
zoning than duplexes are considered as "Commercial Streets". A Collector
design standard is used for Commercial Streets. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Same ownership to the south; therefore, no land use buffer is required.
3. Any/all new parking must comply with the City of Little Rock's landscape and
buffer ordinances.
4. A landscape plan will be required in conjunction with any new building
renovation or construction.
G. SUBDIVISION COMMITTEE COMMENT: (November 15, 2012)
Mr. Jeff Horton was present representing the request. Staff presented an
overview of the development stating there were few outstanding technical issues
associated with the request. Staff questioned the dumpster placement, the
proposed signage plan and details of the children's center. Staff also stated all
site lighting was to be low level and directional, directed downward and into
the site.
5
FILE NO.: Z -5239-G Cont.)
Public Works comments were addressed. Staff stated a grading permit would be
required with the site development. Staff also stated all driveways were to be
concrete aprons. Staff stated the stormwater detention ordinance would apply to
the redevelopment of the site. Staff stated the detention would be based on
predevelopment runoff and post development runoff. Staff stated if the difference
was small the applicant could provide an in -lieu payment for the stormwater
detention.
Landscaping comments were addressed. Staff stated buffering was not required
to the south since this was the same ownership. Staff stated the new parking
would require the placement of landscaping to comply with Chapter 15, the
Landscape Ordinance.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There 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 a number of the
issues raised at the November 15, 2012, Subdivision Committee meeting. The
revised plan and/or cover letter indicates the proposed signage plan, the
dumpster placement, and a note indicates detention will be provided
per ordinance requirements.
The new building will use dumpsters on the existing Our House Campus. The
hours of dumpster services are limited to daylight hours. Should additional
dumpsters be needed for this site the dumpster placement will be mindful of the
abutting properties and uses and all facilities will be screened per typical
ordinance requirements.
The applicant has indicated the development will take place in multiple phases.
The applicant has indicated there is not a definite time frame for completion of
the project. The development includes a buildable footprint of 22,600 square
feet. The maximum building height proposed is 55 -feet. The first phase is a
building to house the Children's Center which will include a childcare center,
classrooms, to support a youth program, a multi -functional space with a kitchen,
a donation center, staff offices and support spaces for the programs. The
applicant has indicated the building may contain a second and or third level in the
initial phase which will allow for a smaller building footprint.
Our House proposes a future Phase 2 which will incorporate additional
administrative offices and meeting space, additional storage as well as rental and
transitional housing on the site. Depending upon funding, Phase 2 will either be
C
FILE NO.: Z -5239-G (Cont.
incorporated within the Children's Center on second and third floors or will be an
addition to the Children's Center located within the 22,600 square foot buildable
area indicated on the site plan.
The applicant has indicated the Children's center will serve the children of Our
House client's but not all the youth served will be residents of Our House's
housing programs. The applicant states Our House currently serves a number of
non-resident children, formerly homeless children, children from low-income
families and children from the local community. The new Children's Center will
expand the current services provided to youth. The services to be provided
include homework assistance, tutoring, cultural enhancement activities, hands-on
learning activities, physical fitness and recreation, community service, speech
therapy, counseling and health programs. The services will be provided from
7:00 am to 6:00 pm, Monday through Friday with an occasional evening or
weekend program. The building will have green/playground space adjacent to it
in order to address required exterior playground spaced for the children.
The development proposes abandoning the existing curb cut on East 24th Street
as well as the asphalt paving on the property. A new curb cut on East 24th Street
with a circular drive, a covered entry to the building and eighteen (18) parking
spaces will be developed. According to the applicant due to the need for security
for the residents at Our House, a security gate is proposed at the southern end of
the parking area and will be closed at night.
The request is rezoning from an expired PCD to PD -0 to allow the
redevelopment of this site to provide a new structure for the Youth Services
program of Our House. Funding for the redevelopment of the site is based on
pelages and fund raisers by Our House. Although the building has not been
designed the applicant has provided an overall development plan including
maximum buildable areas and building heights. Staff is supportive of the
request. Staff feels the redevelopment of the site to serve the youth services
programs offered by Our House will be a benefit to the neighborhood and the
future phases for redevelopment of this site with additional office space,
residential, retail and/or meeting space will not adversely impact the area.
STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda
staff report.
VA
FILE NO.: Z -5239-G (Cont.)
PLANNING COMMISSION ACTION: (DECEMBER 13, 2012)
The applicant was present. There were no registered objectors present. Staff stated
the request included the placement of signage on the front of the building which was
located without public street frontage in addition to signage on the fagade of the building
fronting East 24 h Street. Staff presented the item with a recommendation of approval of
the request subject to compliance with the comments and conditions as outlined in
paragraphs D, E and F of the agenda staff report.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff on the Consent Agenda. The motion carried
by a vote of 8 ayes, 0 noes and 3 absent.
E
ITEM NO.: 4,
NAME: Our House Short -form PD -O
LOCATION: located in the 300 Block of East 24th Street
Planning Staff Comments:
1. Provide notification of the property owners located within 200 -feet of the site
including the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than November 28, 2012. The Office of
Planning and Development must receive the proof of notice no later than December
7, 2012.
2. A minimum of 10 -percent of the gross planned commercial mixed use district or
planned office district area shall be designated as landscaped open space not to be
used for streets or parking.
3. Will children other than Our House client's youth be served by the facility.
4. Detail the after school activities to take place on the site.
5. Provide the days and hours of operation for the youth services building.
6. Will the hours of dumpster service be limited to daylight hours? If so provide a note
on the site plan indicating the limited hours of dumpster service.
7. All site lighting must be low level and directional, directed downward and into the
site.
8. The cover letter indicates the development as a multi -phase development. Is there a
time line anticipated for the multiple phases?
Variance/Waivers: None requested.
Public Works Conditions:
1. Pians 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).
2. Sidewalks with appropriate handicap ramps are required in accordance with Section
31-175 of the Little Rock Code and the Master Street Plan.
3. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior
to any land clearing or grading activities at the site. Other than residential
subdivisions, site grading and drainage plans must be submitted and approved prior
to the start of construction.
4. All driveways shall be concrete aprons per City Ordinance.
5. Stormwater detention ordinance applies to this property. Show the proposed
location for stormwater detention facilities on the plan.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Contact Little Rock Wastewater for any
additional details.
Item # 4.
Entergy: A 30 -foot overhead or 10 -foot underground easement along East 24th Street
is required by Entergy. Relocation of existing facilities will be at customer's expense.
Contact Entergy for additional information.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. Contact Central Arkansas Water regarding
the size and location of the water meter. If there are facilities that need to be adjusted
and/or relocated, contact Central Arkansas Water. That work would be done at the
expense of the developer. Contact Central Arkansas Water if additional fire protection
or metered water service is required. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire hydrant(s)
are required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. The Little Rock Fire Department needs to evaluate this site to
determine whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's expense.
Due to the nature of the facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZ) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water
requires that upon installation of the RPZ assembly, successful test of the assembly
must be completed by a Certified Assembly Tester licensed by the State of Arkansas
and approved by Central Arkansas Water. The test results must be sent to Central
Arkansas Water's Cross Connection Section within ten (10) days of installation and
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
Fire Department-. Maintain access of at least twenty (20) feet; fire hydrants per Code.
Contact Fire Marshall Tony Rhodes at 607-3560 with any questions.
County Planning: No comment.
CATA: The site is located within Y4 -mile of CATA Routes #2, the South Main Route.
Parks and Recreation: No comment received.
Planning Division: This request is located in the Central City Planning District. The
Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed
Office Commercial category provides for a mixture of office and commercial uses to
occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning
District is required if the use is mixed office and commercial. The applicant has applied
for a rezoning from PCD (Planned Commercial District) to PDO (Planned District Office)
to allow for the development of a building for office/daycare and future residential use
on the site.
Item # 4.
Master Street Plan: 23 Id Street is a Local Street on the Master Street Plan. The primary
function of a Local Street is to provide access to adjacent properties. Local Streets that
are abutted by non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". A Collector design standard is used for
Commercial Streets. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Same ownership to the south; therefore, no land use buffer is required.
3. Any/all new parking must comply with the City of Little Rock's landscape and
buffer ordinances.
4. A landscape plan will be required in conjunction with any new building renovation
or construction.
Revised plat/plan. Submit four (4) copies of a revised preliminary plat/plan (to include
the additional information as noted above) to staff on Wednesday, November 21, 2012.
Item # 4