HomeMy WebLinkAboutZ-5239-I Staff AnalysisJanuary 9, 2020
ITEM NO. 6
NAME: Our House Short -form PD -O
LOCATION: 302 East Roosevelt Road
DEVELOPER
Our House, Inc.
302 East Roosevelt Road
Little Rock, AR 72206
501-374-7383
OWNER/AUTHORIZED AGENT:
Our House, Inc./Owner
SURVEYOR/ARCHITECT
Holloway Engineering, Surveying, & Civil Design, PLLC/Surveyor
Herron Horton Architects/
AREA: 6.925 acres
WARD: 1
CURRENT ZONING
ALLOWED USES:
PROPOSED ZONING
PROPOSED USE:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 8
R4 and PD -O
FILE NO.. Z-5239-1
FT. NEW STREET: 0 LF
CENSUS TRACT: 46
Emergency and Transitional Housing, Administrative
Offices, and Children's Programs
WE
Homeless Shelter and Supportive Services, including
Emergency and Transitional Housing, Administrative
Offices, and Children's Programs
VARIANCE/WAIVERS: None
January 9, 2020
SUBDIVISION
ITEM NO.: 6 Cont. FILE NO.: Z-5239-1
B rkCKGRoUND:
On March 19, 1991, the Board of Directors adopted Ordinance No. 16,024, approving a
IeLVnllg of this
property- from R-4 to PCD, Planned Commercial Development allowing
bh o,;�pp of fha fnrrrcr VA 11Acr�iral f onicr u� a reilYa�ri_1N�e fie�eGalCln Y!!�!3+ I -
LI
TI1
Ll le I1 -C USe VI h,e IVI I -I / \ MVLAIVUI Cente _r...e... ~•
overall clan consis t eUA of IIVG -raLi L.7.
In October 1996; a Conditional Use Permit was approved by the planning commission for
Our House to use Tracts 2,3, and 4 of the PCD for transitional and emergency housing
and other related services provided by Our House. Also the construction of a new building
of 20,000 square feet was approved.
The most recent approval on this property was in 2013, when a PD -O was created
covering Tract 5 of the initial PCD. A multi -phase development plan was proposed for a
buildable footprint of 22,600 square feet and maximum building height of 55 -feet. This
building would house the Children's Center, consisting of a childcare center, classrooms,
space to support a youth program, a multi -functional space with a kitchen, a donation
center, staff offices, and support spaces for programs. It was rioted some activities are
likely to be located on a second or even 'third floor, allowing fora smaller building footprint.
rnI.-___ n Ir a.. A-J:a'.-.....i U..,.7...'-rative offices d oq +;-^ w+ a cinro e
P ase L would incorporate allUILlo ial aUlIIlifist QLIV� VIII eJ and m%, LIIIy 0pJCDI%1 , ;;Lw. -,
as well as rental and transitional housing on the site. These uses were to be constructed
J :._1. 11 _ /�L:I'ren1
as funding carne available and were proposed as eit�hller incorporated into the 'viilii.7iirii S
Center building on second or third floors or as an expansion within the building footprint.
The access to the property from East 24th Street was changed. A new curb cut was
1 I IV aVVV�J LV the
constructed with a circular drive and covered entry to the new building and additional
parking spaces were added.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
Our House seeks to rezone their campus from R-4 to POD, Planned Office
Development to build four new buildings and an addition to an existing structure,
and to modify an existing parking lot.
The campus is approximately seven acres and contains six buildings. On our
campus, we operate a dormitory style emergency shelter, 13 units of apartment
style transitional housing, a career center providing free services related to
education, employment and training, financial empowerment, and health and
wellness, and lastly, a children's center operating a licensed child care facility and
after-school program serving 160 homeless and near -homeless children each day.
Approval of this zoning will allow Our House to build a new family house to provide
transitional housing for approximately 14 families; a children's center expanding
2
January 9, 2020
SUBDIVISION
ITEM NO.: 6 Cont. FILE NO.: Z-5239-1
the licensed child care facility and after-school program; a family support center
providing offices for our staff to meet with clients and conduct meetings; an addition
to a building to provide new office space for staff and living quarters for residents,
and a new maintenance building. Finally, an existing parking lot would be modified
with a new entrance to the campus.
This program of improvements is important to the mission of Our House to provide
a pathway out of homelessness for families and individuals in our community.
B. EXISTING CONDITIONS:
The property is developed with various buildings composing the Our House
campus.
To the west is the former VA Hospital.
Two churches are situated to the north across East 24th Street.
The property to the east is adjacent to Interstate 30 and is developed with
commercial structures. The northern parcel is primarily used for overflow parking
for a church located across East 24th Street. The southern parcel at the
intersection with Roosevelt Road contains a gas station and convenience store.
Across Roosevelt Road to the south are commercial uses, specifically automobile
parts and accessory sales.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has had one request for more information from a
neighborhood association. Notice of the public hearing was sent to all owners of
properties located within 200 feet of the site, as well as the Pettaway Neighborhood
Association, South End Community Association, South End Coalition, South End
Neighborhood Developers Association, Meadowbrook Neighborhood Association,
South Side Main Street Project, Downtown Neighborhood Association, Downtown
Little Rock Community Development Corporation, and Community Outreach
Neighborhood Organization.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. A grading permit in accordance with section 29-186 (c) & (d) will be required
prior to any land clearing or grading activities at the site. Other than residential
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January 9, 2020
SUBDIVISION
ITEM! NO.: 5 Cont. FILE NO.: Z-5239-1
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subdivisions, site grading and drainage pians must be submitted mita approveU
prior to the start of construction.
2. Storm water detention ordinance applies to this property. 5ho�til the proposed
location for stormwater detention facilities on the pian. Maintenance of the
detention pond and all private drainage improvements is the responsibility of
the property owner.
3. If disturbed area is 1 or more acres, obtain a NPDES storm water permit from
the Arkansas Department of Environmental Quality prior to the start of
construction.
4. On site striping and signage plans should be forwarded to Public Works, Traffic
Engineering for approval with the site development package.
5. Damage to public and private property due to hauling operations or operation
of construction related equipment from a nearby construction site shall be
repaired by the responsible party prior to issuance of a certificate of occupancy.
Due to the close proximity of the proposed driveway intersecting Old Spanish
Trail from Roosevelt Rd, staff suggests the proposed driveway be relocated
further north from Roosevelt Road or converted to one way enter only. What
is the need for this driveway with the existing driveway on Roosevelt Road?
E. UTILITIES/FIRE DEPARTMENT/PARK VCOUNTY PLANNING:
Little
Rock
Water
p 1 ar:.... Authority Exiting facilities curren+iy cgcnierl h%/
Little Rock V Vater Rectal natio �
sewer. Capacity FIIe Analysis required. FOG review required.
Enter :
The plot shows one pole in proposed driveway. That will need to be relocated.
The proposed buildings will require power, contact Entergy in advance to discuss
electrical service requirements, or adjustments to existing facilities (if any) as this
project proceeds.
CenterPoint 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.
rd
January 9, 2020
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z-5239-1
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.
Please submit plans for water facilities and/or fire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional review.
Contact Central Arkansas Water regarding procedures for installation of water
facilities and/or fire service. Approval of plans by the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
The facilities on-site will be private. When meters are planed off private lines,
private facilities shall be installed to Central Arkansas Water's material and
construction specifications and installation will be inspected by an engineer,
licensed to practice in the State of Arkansas. Execution of Customer Owned Line
Agreement is required.
Due to the nature of this 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
(CAW) requires that upon installation of the RPZA, successful tests of the
assembly must be completed by a Certified Assembly Tester licensed by the State
of Arkansas and approved by CAW. The test results must be sent to CAW s Cross
Connection Section within ten 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 sprinkler systems which do not contain additives such as antifreeze shall be
isolated with a double detector check valve assembly. If additives are used, a
reduced pressure zone backflow preventer shall be required.
Fire Department:
Full plan review
Maintain Access:
Fire Hydrants.
Maintain fire apparatus access roads at fire hydrant locations as per Appendix D
of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road
width with a hydrant. Where a fire hydrant is located on a fire apparatus access
road, the minimum road width shall be 26 feet, exclusive of shoulders.
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January 9, 2020
SUBDIVISION
ITEM NO.: 6 (Cont. FILE NO.: 7_-5239-1
Grade
Maintain fire apparatus access roads us per Appendix D of the 2012 Arkansas Fire
r r ever iltiol l ■`•...Ode Val. i r7G4Llon D 103.2 %rade. Firs. appar atus accessa roods sl�al!
not exceed 10 percent in grade except as approved by the fire chief.
'Y:
L.:la�ulrs%-
Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention i Code Vol. 1 vection D102.1 Access and loading.
Facilities, buildings or portions of buildings hereafter constructed shall be
accessible to fire department apparatus by way of an approved fire apparatus
access road with an asphalt, concrete or other approved driving surface capable
of supporting the imposed load of fire apparatus weighing at least 75,000 pounds.
Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention
Code Vol. 1
Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apl?araW5 arrPss for earh sTr! icture.
Section D104.2 Building exceeding 62;000 square feet in area. Buildings or
facilities having a gross building area of inform than 60,0011�qu'�.r�� feet siic�.11 �+e
mrn.iirJo uiith fIAIA separate and annroved fire nnnnrati iS access roads.
�: L1 `S ILJ'� tlYf.if LYY •J vll6af LnSY ./+� 1 1
v�ar�Finn• Drr%ict-fa haN/irnn w nrngg b iilriinn area of iin to 1?A nnn cnllaYP
feet that haVe a single approved fire apparatus access road when all
building are equipped throughout ;with approved automatic SNrinkler
systems.
D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of the
maximum overall diagonal dimension of the lot or area to be served, measured in
a straight line between accesses.
30' Tall Buildings - Maintain aerial fire apparatus access roads as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vo!. 1 Section D105.1
— D105.4
D105.1 Where Required. Where the Vertical distance between the grade
plane and the highest roof stir -face exceed 30', approved aerial fire apparatus
access roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls, whichever
is greater.
D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
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January 9, 2020
SUBDIVISION
ITEM NO.: 6 Cont. FILE NO.: Z-5239-1
D105.3 Proximity to building. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum
of 30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access road
is positioned shall be approved by the fire code official.
D106.4 Obstructions. Overhead utility and power lines shall not be located
over the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Dead Ends.
Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead
Ends. Dead-end fire apparatus access roads in excess of 150 feet shall be
provided with width and turnaround provisions in accordance with Table D103.4.
Requirements for Dead-end fire apparatus access roads.
Gates
Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access
road gates. Gates securing the fire apparatus access roads shall comply with
all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices
shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or
when a key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval by the fire code
official.
8. Electric gate operators, where provided, shall be listed in accordance with UL
325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
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January 9, 2020
SUBDIVISION
ITEM NO.: 5 Cont. FILE NO.: Z-5239-1
:ane- or i wo-Farnil • Residential Developments.
As per Appendix D, Section D107.1 of the Arkansas Fire Prevention Code
Vol. 1, One- or Twro-li G-1milly d`Nelli::r residential develop !*�el�tS. Developments
of one- or two-family dwellings where the number of dwelling units exceeds
30 shall be provided with two separate and approved fire apparatus access roads,
^d shall meet the re Iuirement� of ection D104.3.
and shall meet 1 •v v
Exceptions:
1. Where there are more than 30 dwelling units on a single public or
private fire apparatus access road and al dwelling units are equipped
throughout with an approved automatic sprinkler system in
accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3 of the
Arkansas Fire Code, access from two directions shall not be required.
2. The number of dwelling units on a single fire apparatus access road shall
not be increased unless fire apparatus access roads will connect with
r J 1 + An+ h i p IrQ code official.
luture development, as UeLermined by the file code offcial.
Fire Hydrants
Locate Fire =Hydrants as --per Appendix C of the 2012 Arkansas- Fire
Prevention Code. Section C101 — Cl05, in conjunction with Central Arkansas
Water {Daniel Tull 501-377-1245} and the Little Rock Fire Marshal's Office
Capt, Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number
and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning, No comment.
F. BUILDING CODES/LANDSCAPE:
Building Code:
Project is subject to full commercial plan review and approval prior to issuance of
a building permit. For information on submittal requirements and the review
process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724; crichey9littlerock.goy or
Steve Crain at 501-371-4875; scrain littlerock. ov
Lardscai7c,
1. Any new site development must comply with the City's minimal landscape and
buffer ordinance requirements.
E1.?
January 9, 2020
SUBDIVISION
ITEM NO.: 6 Cont. FILE NO.: Z-5239-1
2. The property is located in the City's designated mature area. A twenty-five
(25%) percent reduction of the buffer and perimeter planning bed widths is
acceptable.
3. Street buffers will be required at six (6) percent of the average depth of the lot.
The minimum dimension shall be one-half ('/) the full width requirement but in
no case less than nine (9) feet or six (6) feet nine (9) inches in designated
mature areas.
4. Screening requirements will need to be met for the vehicular use areas
adjacent to street rights-of-way. Provide screening shrubs with an average
linear spacing of not less at three (3) feet within the required landscape area.
Provide trees with an average linear spacing of not less than thirty (30) feet.
5. Eight percent (8%) of the vehicular use area must be designated for green
space; this green space needs to be evenly distributed throughout the parking
area(s). The minimum size of an interior landscape area shall be one hundred
fifty (150) square feet for developments with one hundred fifty (150) or fewer
parking spaces. Interior islands must be a minimum seven and one half (7 1/2)
feet in width. Trees shall be included in the interior landscape areas at the rate
of one (1) tree for every twelve (12) parking spaces.
6. An irrigation system shall be required for developments of one (1) acre
or larger.
7. The development of two (2) acres or more requires the landscape plan to be
stamped with the seal of a Registered Landscape Architect.
8. The City Beautiful Commission recommends preserving as many existing
trees as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper
or larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comment received.
Planning Division: The request is in the Central City Planning District. The Land
Use Plan shows Mixed Use (MX) for the requested area. The Mixed Use category
provides for a mixture of residential, office and commercial uses to occur.
A Planned Zoning District is required if the use is entirely office or commercial or
if the use is a mixture of the three. The application is to change an area from R-4
(Two -Family District) with a Conditional Use Permit (CUP) and POD (Planned
Office Development) District to PDO (Planned Development Office) District to
allow the expansion (addition of buildings) for the homeless shelter and supportive
services.
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January 9, 2020
SUBDIVISION
ITEM NO.: 6 [Cont.] FILE NO.: Z-5239-!
.a_ i r,l_ r_ i� aL la Road
.J '+ 6........ Principal i ass ej �ti aE.t V icif i. i U the south is Roosevelt Road and it Is shown as a P 1 i cipal
Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic
and to connect major traffic generators or activity centers within the urbanized
area. Entrances and exits should be limited to minimize negative effects of traffic
and c destri ns on Roosevelt Road since it is a Principal Arterial This street may
QIIV F'VuliJl11a11J V11 Roosevelt VUV "�P' '
legLlle dedication
of IIght -VF-Vay and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: December 11, 2019
The applicant was present. Staff presented the item to the committee.
Planning staff requested information on proposed signage and confirmation of
any proposed phasing of the development.
Public Works comments included the requirement for a grading permit prior to any
clearing or grading on the site. Also, the storm water detention ordinance applied
to the --pr opeity. Lastly, the due to tie close prox�m a 7fhe pose new epitrance
�_:.._. +� +�.v.�.. '+°- Roosevelt Road, =�-nr::ir:
drNe Vay oil of Spanish i rail with he intersection with Roosevelt Road, it should
be considered to either relocate it further north or be a one-way entrance only
drive. Regarding Old.] Spanish Trail, as it is a private drive, thele should be
documentation of it as an access easement.
Landscape comments were generally noted to inform the applicant that all new
site development must comply with the City's landscape and buffer ordinance
requirements.
Responses to comments and site plan changes are to be received by
December 18, 2019.
The committee forwarded the item to the full commission.
ANALYSIS:
The applicant submitted responses to the subdivision committee comments.
A new monument sign is being proposed northeast of the intersection of Roosevelt
Road and Old Spanish Trail. This sign is still in a conceptual state but would be
less than 4 -feet in height and 5 -feet in length, yielding a sign area of no more than
20square feet.
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January 9, 2020
SUBDIVISION
ITEM NO.: 6 Cont. FILE NO.: Z-5239-1
The development of the improvements will be phased. Phase 1 would include the
new 1200 -square foot Storage/Maintenance Building adjacent to the existing
Family House in the northwest quadrant of the site. Phase 2 includes the new
8,000 -square foot Family House to be constructed south/southwest of the current
Family House and the associated parking lot containing fourteen spaces nearby,
the 16,884 -square foot expansion of the Children's Center and Family Support
Center; and the guard booth location and renovation of the parking lot situated
adjacent to Roosevelt Road. Phase 3 would be composed of the 3,000 -square
foot expansion of the Administration Building.
Public Works notes all the comments have been sufficiently addressed or will be
reviewed for compliance during the permitting and construction phase.
The existing driveway on Roosevelt Road will be gated and converted to an
emergency egress only.
The location of the proposed new entry drive off Old Spanish Trail has been
approved as submitted.
The power pole located within the proposed driveway will be relocated when the
time comes in coordination with Entergy.
Our House will address the landscaping comments as development proceeds and
work with a landscape architect and the City of Little Rock on compliance with the
ordinance requirements.
Staff is supportive of the overall campus plan. This plan would allow for the
eventual construction of over 30,000 square feet of new buildings to assist in
meeting the mission of Our House to provide services to the community's
homeless population and steps toward stable housing for their clients.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request to rezone the property to POD subject
to compliance with the comments and conditions outlined in paragraphs D, E, and
F and the staff analysis in the agenda staff report.
PLANNING COMMISSION ACTION: (JANUARY 9, 2020)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
11
January 9, 2020
SUBDIVISION
NO.: 5 [Cori
LE NO.: Z-52
and appy owed as recommended by staff, Includlng all staff comments ail' conditions. I he
vote was 10 ayes, 0 noes, and 1 absent.
K