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HomeMy WebLinkAboutZ-5442-C Staff AnalysisFILE NO.: Z -5442-C NAME: James Mitchell School Short -form POD LOCATION: Located at 2410 South Battery Street DEVELOPER: Mitchell Elementary LLC Dr. George T. Blevins, Jr. 1704 West 19th Street Little Rock, AR 72202 SURVEYOR: Global Surveying Consultants, Inc. 217 West 2nd Street, Suite 100 Little Rock, AR 72201 ARCHITECT: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 2.502 + acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family District ALLOWED USES: Single-family and Two-family residences PROPOSED ZONING: PCD PROPOSED USE: Office and Commercial uses VARIANCESANAIVERS REQUESTED- None requested. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The overall property located at 2410 S. Battery Street is divided into three basic areas: 1) the Main Building — the original structure built in 1908 with approximately 35,000 square feet including an attached addition, called the Annex; 2) a one story classroom addition with approximately 3,800 square feet; FILE NO.: Z -5442-C (Cont. and 3) a single detached classroom building, built in 1970s with approximately 1,000 square feet all totaling approximately 39,800 square feet. 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 approximate floor area of 3,300 square feet. The initial use of the property will be a warehouse/office use. All other areas within the site are held for future development and uses. The single detached building containing 1,000 square feet will be used for office space and restrooms facilities. The annex portion of the property will be used as 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. The owner's presence in the building will allow insurance and support the building financially because the internet business will lease the space. There will not be any employees stationed at this location other than the owners. The only on-site functions will be to deliver items, stock shelves, label items for shipping and pick up by shipping carrier. This will allow for minimal occupancy. The owner of the business will be present in the premises from 12 noon to 6 pm daily, Monday through Friday, or as needed for scheduled deliveries and pickups of merchandise. 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 potential future development activities include pre -K-12 educational/day care — supplemental educational services, Saturday academy, summer program, pre -K program and/or day care, Meeting space for the Wright Avenue Neighborhood association, internet retail, corporate office space, retail/commercial office — leasing space to retail businesses, bank, credit union, professional medical, legal and/or retail estate, institutional/government, health services and/or workforce services and/or government offices, multi -family residential — 1, 2, 3 bedroom loft apartments, recreation — fitness center and/or police athletic league, dance studio/recording studio, meeting/event rental space — conference/ meetings/ workshop/ wedding receptions and/or parties, community — Wright Avenue Neighborhood Association office and event space, online bill pay center, eating place inside — cafe, cafeteria and/or restaurant. 2 FILE NO.: Z -5442-C (Cont. The existing paved parking lots (approx. 53 spaces) on the west side of the property will be utilized for the above mentioned future development uses for the site and the existing loading dock area on the east will be removed and replaced with a paved lot for the handicap parking requirements of the future development. At the commencement of subsequent phases for future development, the overall site will be re -landscaped. Finally 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. B. EXISTING CONDITIONS: The site is a former elementary school campus. The area is predominately residential with a scattering of commercial and office uses located along Roosevelt Road. To the east is a property zoned PCD which was approved for a daycare facility. To the west along Roosevelt Road is a property zoned C-3, General Commercial District which is presently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents and property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Southend Neighborhood Developers Association, Southend Coalition and Wright Avenue Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design criteria. Dedication of right-of-way to 35 feet from centerline will be required. 2. Right-of-way should be dedicated on entire length of South Battery Street to 60 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at all intersections. 4. With future development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter : No comment received. Center -Point Energy: No comment received. 3 FILE NO.: Z -5442-C (Cont. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meters are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #14, the Rosedale Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a rezoning from R-4, Two-family District to Planned Commercial Development. A change to the Land Use Plan from Public Institutional to Mixed Use is a separate item on this agenda (LU08-08-01). Master Street Plan: Roosevelt Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Roosevelt Road since it is a Principal Arterial. Battery Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets 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. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. With future development including, renovations and expansions, an automatic irrigation system to water landscaped areas will be required. rd FILE NO.: Z -5442-C (Cont. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. 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 (0) inch caliper or larger. & SUBDIVISION COMMITTEE COMMENT: (May 29, 2008) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff stated the development included immediate and potential future uses for the reuse of the Mitchell School. Staff questioned the length of time proposed for the internet office/warehouse use and the time frame bringing on-line the future uses. Staff also requested the site plan indicate the location of the dumpster facilities and if the hours of service would be limited to daylight hours. Public Works comments were addressed. Staff stated right of way dedications would be required on the abutting streets per the Master Street Plan. Staff also stated a radial dedication would be required at the intersections. Landscaping comments were addressed. Staff stated any future development and on-site paving would required additional landscaping to be installed. Staff noted comments from the various other reporting departments and agencies. 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 indicating the location of the proposed dumpster facilities. The applicant has indicated radial dedications and right of way dedications will be provided per the Public Works comments and conditions. The applicant is seeking approval of a phased redevelopment pian for the former elementary school. The initial phase will only occupy a small portion of the entire building square footage for a total of 3,000 square feet. The initial use of the property is for an office/warehouse use and is proposed as the sole use for 18 to 24 months. The applicant has indicated within the initial phase additional uses may be added including the Pre -K-12 educational/day care -- supplemental educational services, the Saturday Academy, the Summer Program and the Pre -K program and/or day care. The time frame for adding the public/quasi-public uses to the site has not been determined. The applicant has indicated the site will be offered as meeting space for the Wright Avenue Neighborhood Association, institutional or 5 FILE NO.: Z -5442-C (Cont. government, health services and/or workforce services, government office space, and as community space for the Wright Avenue Neighborhood Association to house an office and special event center. The development is proposed with future uses to include retail, office and residential uses. The development will lease space to retail businesses, bank, credit union, professional medical, legal and/or retail estate commercial and office users. The buildings may also be renovated to include a fitness center, dance studio and/or recording studio. Neighborhood services may include an online bill pay center. An eating place inside, cafe, cafeteria and/or restaurant is being proposed as an allowable future use of the site. The request includes the ability to rent space within the building for meetings, events, wedding receptions and/or parties. The hours of operation from the non-residential future uses will be from 8 am to midnight daily. The applicant has also indicated multi -family as a potential future use of the site. Multi -family residential units containing 1, 2 or 3 bedroom loft apartments. The initial use of the property is an internet office use and a warehouse with no walk-in customers. All sales transactions will take place electronically. The modifications to the site will include the addition of metal shelving 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. There will not be any employees other than the owners of the internet business located at this site. The hours of operation will be from 12 noon to 6 pm daily, Monday through Friday, or as needed for scheduled deliveries and pickups of merchandise. The existing paved parking lots (approx. 53 spaces) on the west side of the property will be utilized for the future development uses for the site and the existing loading dock area on the east will be removed and replaced with a paved lot for the handicap parking requirements of the future development. At the commencement of subsequent phases for future development, the overall site will be re -landscaped per the typical ordinance standards. Staff is supportive of the reuse of the property with the proposed internet office/warehouse use. Staff does not feel the use of the buildings as proposed and the limited activity with no employees other than the owners will significantly impact the area. Staff is also supportive of allowing the site to be used by the indicated public/quasi-public uses. The site has historically been used as a public type use and staff feels the proposed public/quasi-public uses will continue to instill the property into the neighborhood. Staff has concerns with some of the proposed uses such as the multi -family, office and commercial uses without the total number of units or the total square footage designated for the proposed use being established. The applicant is not Co FILE NO.: Z -5442-C (Cont. to the point of establishing an overall redevelopment plan for the site and is not ready to commit to locations and square footages for the proposed uses. The total square footage proposed for the uses is critical to determine the total number of parking spaces required for the use. Staff feels if and when the developer has secured a redevelopment plan to include the multi -family, office and commercial uses, an amendment to the PCD shall be reviewed to determine the appropriateness of the potential use on the site and the availability of parking required for the proposed use. I. STAFF RECOMMENDATIONS: Staff is not supportive of the request as filed. PLANNING COMMISSION ACTION: (JUNE 19, 2008) Dr. Blevins was present represent the request. There were registered objectors present. Staff presented the item stating they were now supportive of the request. Staff stated the applicant had provided staff with a letter indicating the future uses of the site would be reviewed by the City and the Neighborhood Association to determine appropriateness prior to the use locating on the site. Staff stated the Neighborhood Association and Dr. Blevins had entered into a Memorandum of Understanding, which limited the uses and activities on the site. Staff stated this Memorandum of Understanding would be incorporated into the final ordinance presented to the Board of Directors for adoption. Dr. Blevins stated he had worked with the school district for 10 years trying to keep the school. He stated the school chose not to stay and he tried to secure the building for community activities. He stated funding was not in place so he bought the building. He stated the building would be used for profit but he would allow some neighborhood activities to take place on the site. He stated the initial business was a for profit internet office and warehouse. He stated the use would be limited to 3,000 square feet. He stated there would be no employees of the business other than his wife and himself. He stated deliveries would be made four to five times per year. He stated shipments would be made once per day five days per week. Dr. Blevins stated there was a memorandum of understanding with the neighborhood association. He stated the agreement limited the uses and activities, which could take place on the site. He stated the Neighborhood Association could utilize the site for meetings and events. He stated the venture was a for profit business but the neighborhood association would share in a percentage of the revenues received from the rentals and leases. Ms. Gail Burnett addressed the Commission in opposition. She stated the area did not need a warehouse. She stated the neighborhood needed a community center for the youth in the area or some use that would benefit the neighborhood. Ms. Tiffany Burnett addressed the Commission in opposition to the request. She stated the neighborhood did not need a warehouse. She stated the neighborhood had a 7 FILE NO.: Z-5442-C (Cont.} number of children and older persons. She stated the neighborhood needed a facility to offer activities for the youth and a meeting place for the elderly. Ms. Evelyn Coleman addressed the Commission in opposition. She stated a warehouse would bring unwanted traffic into the neighborhood. She stated with traffic came crime and drugs. She stated the neighborhood was happy with Mitchell School and did not want to lose the school. She stated the school was not big enough to hold all the uses being proposed. She stated the school was surrounded by the neighborhood and with the placement of the warehouse on the site and delivery trucks accessing the building this would not benefit the neighborhood. Ms. Louis Cook addressed the Commission in opposition. She stated the neighborhood did not need a credit union. She stated the uses being proposed would generate traffic to the area, which already had a great deal of traffic. She stated the neighborhood did not need a warehouse. Ms. Marsha Dunnki addressed the Commission in opposition. She stated the area had a lot of traffic and the addition of the warehouse would add to the existing traffic. She stated there was a better use for the property than a warehouse such as a community center for the children and the elderly. She stated she did not think the warehouse would benefit the community. Ms. Valerie Gooden addressed the Commission in opposition. She stated Mitchell School was a beautiful place. She stated the warehouse would bring unwanted traffic into the neighborhood. She stated the development was proposed as residential or a police substation. She stated the owner should determine the use of the property before requesting a change in zoning. Ms. Rose Higgs addressed the Commission in opposition. She stated she lived two blocks from the school and felt the use of the school should be something that benefited the entire neighborhood. She stated traffic was a concern and would be felt by the entire neighborhood. Mr. Albert James, Sr. addressed the Commission in opposition. He stated his concern with the rezoning of the school for a business, which would then create other business uses in the area. He stated with business uses the traffic would increase. He stated if rezoned it should be rezoned to allow activities for children and a place to visit and enjoy for the elderly. Ms. Emogene James addressed the Commission in opposition. She stated if the development benefited the neighborhood she was in support. She stated she did not feel the current request was a benefit to the neighborhood. She stated the site would benefit the neighborhood if the site was offered to Little Rock Police Department for a police substation or as a community center for the youth. She stated the memorandum of agreement indicated a drug and alcohol free environment. She questioned who would enforce these conditions. FILE NO.: Z -5442-C (Cont. Mr. Larry Johnson stated he was opposed. Ms. Dorothy Pearson addressed the Commission in opposition. She stated she was in favor of any improvements to the neighborhood but if the development was going to case more anxiety or more traffic to the area she was opposed. Ms. Tracey Turner addressed the Commission in opposition. She stated the Wright Avenue Neighborhood Association did not represent her views. She stated there were 400 residents of the area and 40 members of the associations. She stated only 20 persons regularly attended the meetings. She stated notices were mailed to property owners within 200 feet. She stated the only reason most of the persons were present this evening was because of a flyer she created and pass out door to door. She stated the area contained a number of grandparents raising their grandchildren. She stated the residents had not been given information to make an informed decision of support of denial. She stated the PCD zoning implied big business. She stated there were other areas of interest in the neighborhood that would be considered for rezoning if this site was successful. She stated crime, theft and public intoxication were all spill over from big business. She stated she was opposed to the request without more information. Mr. Savoy Wiley addressed the Commission in opposition. He stated he did not have enough information to make an informed decision as to the benefits of the development to the neighborhood. He stated he also felt the loss of the school. He stated school helped sustain a neighborhood. He stated if the school had to be closed because of asbestos and mold how could the building be used for residential or a community center. Dr. Blevins addressed the Commission. He stated the school district removed all the mold and asbestos prior to the sale of the school. He stated the Wright Avenue Neighborhood Association published a newsletter four to six times per year to keep residents informed. He stated his reuse plan of the school had been a topic of discussion at the neighborhood association meetings and if residents came to the meeting they would be informed. He stated he had identified a number of uses as potential reuses of the building. He stated once a redevelopment plan was secured he would then know the square footages for use. He stated a commitment of 80 percent residential and 20 percent commercial had been established. He stated the warehouse was only a small portion of the overall development. He stated there would be little traffic generated from the office warehouse business. He stated the development was a for profit business. He stated he could not turn the building over as a community center for the youth without generating an income. He stated the neighborhood association would benefit from the for profit business and the business had to generate an income to be viable. He stated if the residents attended the neighborhood association meetings they would have been informed of the proposed uses and reuse of the building. Director Erma Hendrix addressed the Commission. She stated the 200 -foot notification was the law and not something Dr. Blevins came up with. She stated the notification was governed by the City and the Commission and not the applicant. She stated there 9 FILE NO.: Z -5442-C (Cont. were a number of misunderstandings associated with the request. She stated the reuse of the building would be for the benefit of the neighborhood. The Minister of Gospel Temple Church located across from the site addressed the Commission in support of the request. He stated he was very concerned with the neighborhood and the activities planned for the school. He stated he felt the redevelopment plan was good for the neighborhood and the church. Commissioner Adcock questioned what uses would be allowed in the initial approval. Staff stated the office warehouse business, the public/quasi-public uses and any non-profit that chose to office at the site. Staff stated the commercial and residential uses would require review by the Commission and Board of Directors prior to being allowed. Commissioner Adcock questioned if a '/2 way house of rehab center would be allowed. Staff stated as an office use but not with residential housing. Commissioner Nunnley stated he felt the development would stabilize the neighborhood and promote the neighborhood. He stated there needed to be an understanding of the proposed reuse of the building by the residents. He suggested Dr. Blevins meet with the residents to inform them of the proposal. Commissioner Pruitt stated she was in support of the request. She stated Dr. Blevins had shown her around the site and she fest he would do the same for anyone who wanted a tour of the facilities and to review his plans for redevelopment. Commissioner Yates stated he felt the neighborhood and Dr. Blevins were trying to achieve the same goal. He stated a number of the speakers had indicated they wanted what was good for the neighborhood and Dr. Blevins had indicated the same. He stated he felt the reuse with the for profit and the non-profit activities was a good integration into the neighborhood. There was no further discussion of the item. The chair entertained a motion for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 10 June 19, 2008 ITEM NO.: 8.1 FILE NO.: Z -5442-C NAME: James Mitchell School Short -form POD LOCATION: Located at 2410 South Battery Street DEVELOPER: Mitchell Elementary LLC Dr. George T. Blevins, Jr. 1704 West 19th Street Little Rock, AR 72202 ci iQ\/nvnR- Global Surveying Consultants, Inc. 217 West 2"d Street, Suite 100 Little Rock, AR 72201 ARCHITECT: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: 2.502 + acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family District ALLOWED USES: Single-family and Two-family residences PROPOSED ZONING: PCD PROPOSED USE: Office and Commercial uses VARIAN CESM/AIVERS REQUESTED: None requested. A. PROPOSALIREQUESTIAPPLICANT'S STATEMENT: The overall property located at 2410 S. Battery Street is divided into three basic areas: 1) the Main Building — the original structure built in 1908 with approximately 35,000 square feet including an attached addition, called the Annex; 2) a one story classroom addition with approximately 3,800 square feet; June 19, 2008 SUBDIVISION ITEM NO.: 6.1(Cont.) FILE NO.: Z -5442-C and 3) a single detached classroom building, built in 1970s with approximately 1,000 square feet all totaling approximately 39,800 square feet. 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 approximate floor area of 3,300 square feet. The initial use of the property will be a warehouse/office use. All other areas within the site are held for future development and uses. The single detached building containing 1,000 square feet will be used for office space and restrooms facilities. The annex portion of the property will be used as 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. The owner's presence in the building will allow insurance and support the building financially because the internet business will lease the space. There will not be any employees stationed at this location other than the owners. The only on-site functions will be to deliver items, stock shelves, label items for shipping and pick up by shipping carrier. This will allow for minimal occupancy. The owner of the business will be present in the premises from 12 noon to 6 pm daily, Monday through Friday, or as needed for scheduled deliveries and pickups of merchandise. 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 potential future development activities include pre -K-12 educational/day care — supplemental educational services, Saturday academy, summer program, pre -K program and/or day care, Meeting space for the Wright Avenue Neighborhood association, internet retail, corporate office space, retail/commercial office — leasing space to retail businesses, bank, credit union, professional medical, legal and/or retail estate, institutional/government, health services and/or workforce services and/or government offices, multi -family residential — 1, 2, 3 bedroom loft apartments, recreation — fitness center and/or police athletic league, dance studio/recording studio, meeting/event rental space — conference/ meetings/ workshop/ wedding receptions and/or parties, 2 June 19, 2008 SUBDIVISION ITEM NO.: 6.1 (Cont. FILE NO.: Z -5442-C community — Wright Avenue Neighborhood Association office and event space, online bill pay center, eating place inside — cafe, cafeteria and/or restaurant. The existing paved parking lots (approx. 53 spaces) on the west side of the property will be utilized for the above mentioned future development uses for the site and the existing loading dock area on the east will be removed and replaced with a paved lot for the handicap parking requirements of the future development. At the commencement of subsequent phases for future development, the overall site will be re -landscaped. Finally 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. B. EXISTING CONDITIONS: The site is a former elementary school campus. The area is predominately residential with a scattering of commercial and office uses located along Roosevelt Road. To the east is a property zoned PCD which was approved for a daycare facility. To the west along Roosevelt Road is a property zoned C-3, General Commercial District which is presently vacant. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents and property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site and the Southend Neighborhood Developers Association, Southend Coalition and Wright Avenue Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design criteria. Dedication of right-of-way to 35 feet from centerline will be required. 2. Right-of-way should be dedicated on entire length of South Battery Street to 60 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at all intersections. 4. With future development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3 June 19, 2008 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -5442-C E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meters are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #14, the Rosedale Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a rezoning from R-4, Two-family District to Planned Commercial Development. A change to the Land Use Plan from Public Institutional to Mixed Use is a separate item on this agenda (LU08-08-01). Master Street Plan: Roosevelt Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Roosevelt Road since it is a Principal Arterial. Battery Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets, which are abutted by non-residential zoning/use or more intensive zoning than duplexes, are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets 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. n June 19, 2008 SUBDIVISION ITEM NO.: 6.1(Cont.)FILE NO.: Z -5442-C Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. With future development including, renovations and expansions, an automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. 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. SUBDIVISION COMMITTEE COMMENT: (May 29, 2008) The applicant was present. Staff presented an overview of the proposed development stating there were few outstanding technical issues associated with the request. Staff stated the development included immediate and potential future uses for the reuse of the Mitchell School. Staff questioned the length of time proposed for the internet office/warehouse use and the time frame bringing on-line the future uses. Staff also requested the site plan indicate the location of the dumpster facilities and if the hours of service would be limited to daylight hours. Public Works comments were addressed. Staff stated right of way dedications would be required on the abutting streets per the Master Street Plan. Staff also stated a radial dedication would be required at the intersections. Landscaping comments were addressed. Staff stated any future development and on-site paving would required additional landscaping to be installed. Staff noted comments from the various other reporting departments and agencies. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 June 19, 2008 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -6442-C H. ANALYSIS: The applicant submitted a revised site plan indicating the location of the proposed dumpster facilities. The applicant has indicated radial dedications and right of way dedications will be provided per the Public Works comments and conditions. The applicant is seeking approval of a phased redevelopment plan for the former elementary school. The initial phase will only occupy a small portion of the entire building square footage for a total of 3,000 square feet. The initial use of the property is for an office/warehouse use and is proposed as the sole use for 18 to 24 months. The applicant has indicated within the initial phase additional uses may be added including the Pre -K-12 educational/day care — supplemental educational services, the Saturday Academy, the Summer Program and the Pre -K program and/or day care. The time frame for adding the public/quasi-public uses to the site has not been determined. The applicant has indicated the site will be offered as meeting space for the Wright Avenue Neighborhood Association, institutional or government, health services and/or workforce services, government office space, and as community space for the Wright Avenue Neighborhood Association to house an office and special event center. The development is proposed with future uses to include retail, office and residential uses. The development will lease space to retail businesses, bank, credit union, professional medical, legal and/or retail estate commercial and office users. The buildings may also be renovated to include a fitness center, dance studio and/or recording studio. Neighborhood services may include an online bill pay center. An eating place inside, cafe, cafeteria and/or restaurant is being proposed as an allowable future use of the site. The request includes the ability to rent space within the building for meetings, events, wedding receptions and/or parties. The hours of operation from the non-residential future uses will be from 8 am to midnight daily. The applicant has also indicated mufti -family as a potential future use of the site. Multi -family residential units containing 1, 2 or 3 bedroom loft apartments. The initial use of the property is an internet office use and a warehouse with no walk-in customers. All sales transactions will take place electronically. The modifications to the site will include the addition of metal shelving 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. There will not be any employees other than the owners of the internet business located at this site. The hours of operation will be from 12 noon to 6 pm daily, Monday through Friday, or as needed for scheduled deliveries and pickups of merchandise. June 19, 2008 SUBDIVISION ITEM NO.: 6.1 Cont. FILE NO.: Z -5442-C The existing paved parking lots (approx. 53 spaces) on the west side of the property will be utilized for the future development uses for the site and the existing loading dock area on the east will be removed and replaced with a paved lot for the handicap parking requirements of the future development. At the commencement of subsequent phases for future development, the overall site will be re -landscaped per the typical ordinance standards. Staff is supportive of the reuse of the property with the proposed internet office/warehouse use. Staff does not feel the use of the buildings as proposed and the limited activity with no employees other than the owners will significantly impact the area. Staff is also supportive of allowing the site to be used by the indicated public/quasi-public uses. The site has historically been used as a public type use and staff feels the proposed public/quasi-public uses will continue to instill the property into the neighborhood. Staff has concerns with some of the proposed uses such as the multi -family, office and commercial uses without the total number of units or the total square footage designated for the proposed use being established. The applicant is not to the point of establishing an overall redevelopment plan for the site and is not ready to commit to locations and square footages for the proposed uses. The total square footage proposed for the uses is critical to determine the total number of parking spaces required for the use. Staff feels if and when the developer has secured a redevelopment plan to include the multi -family, office and commercial uses, an amendment to the PCD shall be reviewed to determine the appropriateness of the potential use on the site and the availability of parking required for the proposed use. STAFF RECOMMENDATIONS: Staff is not supportive of the request as filed. PLANNING COMMISSION ACTION: (JUNE 19, 2008) Dr. Blevins was present represent the request. There were registered objectors present. Staff presented the item stating they were now supportive of the request. Staff stated the applicant had provided staff with a letter indicating the future uses of the site would be reviewed by the City and the Neighborhood Association to determine appropriateness prior to the use locating on the site. Staff stated the Neighborhood Association and Dr. Blevins had entered into a Memorandum of Understanding, which limited the uses and activities on the site. Staff stated this Memorandum of Understanding would be incorporated into the final ordinance presented to the Board of Directors for adoption. 7 June 19, 2008 SUBDIVISION ITEM NO.: 6.1 (Cont. FILE NO.: Z -5442-C Dr. Blevins stated he had worked with the school district for 10 years trying to keep the school. He stated the school chose not to stay and he tried to secure the building for community activities. He stated funding was not in place so he bought the building. He stated the building would be used for profit but he would allow some neighborhood activities to take place on the site. He stated the initial business was a for profit internet office and warehouse. He stated the use would be limited to 3,000 square feet. He stated there would be no employees of the business other than his wife and himself. He stated deliveries would be made four to five times per year. He stated shipments would be made once per day five days per week. Dr. Blevins stated there was a memorandum of understanding with the neighborhood association. He stated the agreement limited the uses and activities, which could take place on the site. He stated the Neighborhood Association could utilize the site for meetings and events. He stated the venture was a for profit business but the neighborhood association would share in a percentage of the revenues received from the rentals and leases. Ms. Gail Burnett addressed the Commission in opposition. She stated the area did not need a warehouse. She stated the neighborhood needed a community center for the youth in the area or some use that would benefit the neighborhood. Ms. Tiffany Burnett addressed the Commission in opposition to the request. She stated the neighborhood did not need a warehouse. She stated the neighborhood had a number of children and older persons. She stated the neighborhood needed a facility to offer activities for the youth and a meeting place for the elderly. Ms. Evelyn Coleman addressed the Commission in opposition. She stated a warehouse would bring unwanted traffic into the neighborhood. She stated with traffic came crime and drugs. She stated the neighborhood was happy with Mitchell School and did not want to lose the school. She stated the school was not big enough to hold all the uses being proposed. She stated the school was surrounded by the neighborhood and with the placement of the warehouse on the site and delivery trucks accessing the building this would not benefit the neighborhood. Ms. Louis Cook addressed the Commission did not need a credit union. She stated the to the area, which already had a great deal not need a warehouse. in opposition. She stated the neighborhood uses being proposed would generate traffic of traffic. She stated the neighborhood did Ms. Marsha Dunnki addressed the Commission in opposition. She stated the area had a lot of traffic and the addition of the warehouse would add to the existing traffic. She stated there was a better use for the property than a warehouse such as a community center for the children and the elderly. She stated she did not think the warehouse would benefit the community. June 19, 2008 SUBDIVISION ITEM NO.: 6.1 (Cont.) FILE NO.: Z -5442-C Ms. Valerie Gooden addressed the Commission in opposition. She stated Mitchell School was a beautiful place. She stated the warehouse would bring unwanted traffic into the neighborhood. She stated the development was proposed as residential or a police substation. She stated the owner should determine the use of the property before requesting a change in zoning. Ms. Rose Higgs addressed the Commission in opposition. She stated she lived two blocks from the school and felt the use of the school should be something that benefited the entire neighborhood. She stated traffic was a concern and would be felt by the entire neighborhood. Mr. Albert James, Sr. addressed the Commission in opposition. He stated his concern with the rezoning of the school for a business, which would then create other business uses in the area. He stated with business uses the traffic would increase. He stated if rezoned it should be rezoned to allow activities for children and a place to visit and enjoy for the elderly. Ms. Emogene James addressed the Commission in opposition. She stated if the development benefited the neighborhood she was in support. She stated she did not feel the current request was a benefit to the neighborhood. She stated the site would benefit the neighborhood if the site was offered to Little Rock Police Department for a police substation or as a community center for the youth. She stated the memorandum of agreement indicated a drug and alcohol free environment. She questioned who would enforce these conditions. Mr. Larry Johnson stated he was opposed. Ms. Dorothy Pearson addressed the Commission in opposition. She stated she was in favor of any improvements to the neighborhood but if the development was going to case more anxiety or more traffic to the area she was opposed. Ms. Tracey Turner addressed the Commission in opposition. She stated the Wright Avenue Neighborhood Association did not represent her views. She stated there were 400 residents of the area and 40 members of the associations. She stated only 20 persons regularly attended the meetings. She stated notices were mailed to property owners within 200 feet. She stated the only reason most of the persons were present this evening was because of a flyer she created and pass out door to door. She stated the area contained a number of grandparents raising their grandchildren. She stated the residents had not been given information to make an informed decision of support of denial. She stated the PCD zoning implied big business. She stated there were other areas of interest in the neighborhood that would be considered for rezoning if this site was successful. She stated crime, theft and public intoxication were all spill over from big business. She stated she was opposed to the request without more information. D June 19, 2008 SUBDIVISION ITEM NO.: 5.1 [Cont. FILE NO.: Z -5442-C Mr. Savoy Wiley addressed the Commission in opposition. He stated he did not have enough information to make an informed decision as to the benefits of the development to the neighborhood. He stated he also felt the loss of the school. He stated school helped sustain a neighborhood. He stated if the school had to be closed because of asbestos and mold how could the building be used for residential or a community center. Dr. Blevins addressed the Commission. He stated the school district removed all the mold and asbestos prior to the sale of the school. He stated the Wright Avenue Neighborhood Association published a newsletter four to six times per year to keep residents informed. He stated his reuse plan of the school had been a topic of discussion at the neighborhood association meetings and if residents came to the meeting they would be informed. He stated he had identified a number of uses as potential reuses of the building. He stated once a redevelopment plan was secured he would then know the square footages for use. He stated a commitment of 80 percent residential and 20 percent commercial had been established. He stated the warehouse was only a small portion of the overall development. He stated there would be little traffic generated from the office warehouse business. He stated the development was a for profit business. He stated he could not turn the building over as a community center for the youth without generating an income. He stated the neighborhood association would benefit from the for profit business and the business had to generate an income to be viable. He stated if the residents attended the neighborhood association meetings they would have been informed of the proposed uses and reuse of the building. Director Erma Hendrix addressed the Commission. She stated the 200 -foot notification was the law and not something Dr. Blevins came up with. She stated the notification was governed by the City and the Commission and not the applicant. She stated there were a number of misunderstandings associated with the request. She stated the reuse of the building would be for the benefit of the neighborhood. The Minister of Gospel Temple Church located across from the site addressed the Commission in support of the request. He stated he was very concerned with the neighborhood and the activities planned for the school. He stated he felt the redevelopment plan was good for the neighborhood and the church. Commissioner Adcock questioned what uses would be allowed in the initial approval. Staff stated the office warehouse business, the public/quasi-public uses and any non-profit that chose to office at the site. Staff stated the commercial and residential uses would require review by the Commission and Board of Directors prior to being allowed. Commissioner Adcock questioned if a Y2 way house of rehab center would be allowed. Staff stated as an office use but not with residential housing. iL1] June 19, 2008 SUBDIVISION ITEM NO.: 6.1 (Cont. FILE NO.: Z -5442-C Commissioner Nunnley stated he felt the development would stabilize the neighborhood and promote the neighborhood. He stated there needed to be an understanding of the proposed reuse of the building by the residents. He suggested Dr. Blevins meet with the residents to inform them of the proposal. Commissioner Pruitt stated she was in support of the request. She stated Dr. Blevins had shown her around the site and she felt he would do the same for anyone who wanted a tour of the facilities and to review his plans for redevelopment. Commissioner Yates stated he felt the neighborhood and Dr. Blevins were trying to achieve the same goal. He stated a number of the speakers had indicated they wanted what was good for the neighborhood and Dr. Blevins had indicated the same. He stated he felt the reuse with the for profit and the non-profit activities was a good integration into the neighborhood. There was no further discussion of the item. The chair entertained a motion for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 11 ITEM NO.: 6.1. Z -5442-C NAME: James Mitchell School Short -form POD LOCATION: located at 2410 South Battery Street Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The Office of Planning and Development must receive the proof of notice no later than June 13, 2008. 2. The proposed alternative uses for the site include a number of residential, commercial and office uses. 3. No new building construction or paving is proposed with the reuse of this existing building. 4. Provide the limits of hours of operation for the proposed non-residential future uses. 5. Provide dumpster locations and provide the hours of service for the dumpster facilities. 6. Are there any anticipated time frames for the addition of the permanent uses to the site? If so provide time schedules for adding the future uses. Variance/Waivers: None requested. Public Works Conditions: 1. Roosevelt Road is classified on the Master Street Plan as a principal arterial with special design criteria. Dedication of right-of-way to 35 feet from centerline will be required. 2. Right-of-way should be dedicated on entire length of South Battery Street to 60 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at all intersections. 4. With future development, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Item # 6.1. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional meters are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #14, the Rosedale Route. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Public Institutional for this property. The applicant has applied for a rezoning from R-4, Two-family District to Planned Commercial Development. A change to the Land Use Plan from Public Institutional to Mixed Use is a separate item on this agenda (LU08-08-01). Master Street Plan: Roosevelt Road is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Roosevelt Road since it is a Principal Arterial. Battery Street is shown as a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets 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. Neighborhood Action Plan: This area is not covered by a City of Little Rock Neighborhood Action Plan. Landscape: 1. The site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. An automatic irrigation system to water landscaped areas will be required. 3. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, June 4, 2008. Item # 6.1.