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HomeMy WebLinkAboutZ-5908 Staff AnalysisNAME: TEN -MILE HOUSE -- LONG -FORM PLANNED RESIDENTIAL DEVELOPMENT LOCATION: On the south side of Stagecoach Rd., approximately 0.4 mile west of the David O. Dodd Rd. intersection, at 6915 Stagecoach Rd. DEVEL PER: NANCY NEWELL 6915 Stagecoach Little Rock, AR 455-0500 AREA• 5 ACRES ARCH I TEAT : WILLIAM WIEDOWER Rd. 1212 W. 2nd. St. 72204 Little Rock, AR 72201 375-8252 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 PROPOSED USES: Museum tours, historical dinner theater, retail sales, office, and residence PLANNING DISTRICT: 16 CENSUS TRACT: 42.08 VARIANCES RE UESTED: 1) Approval of a waiver of the requirement to provide additional right-of-way along the Stagecoach Rd. frontage of the site. 2) Approval of a waiver of the requirement to provide an all-weather surface at interior drives and parking areas. STATEMENT OF PROPOSAL: The applicant proposes to preserve for the public, as a museum for education, entertainment, and aesthetic purposes, the Ten - Mile House, one of the oldest structures in Arkansas, and one which has great historic significance. The home was built in the mid -1830'x, and is believed to be the oldest brick house in the state under private ownership. It has also been known as the McHenry House and the Stagecoach House. (The house is 10 miles from downtown Little Rock; the original owner was the McHenry's; the home was used as a rest stop on the stagecoach route to Texas.) During the Civil war, the home was used as the headquarters for the Union Army during their occupation of Little Rack, and, in 1863, David 0. Dodd was captured by Federal Marshals on the premises, and was held overnight in the house before being taken for trial and execution. The present site was originally part of a 1,400 acre farmstead, which has now been reduced to encompass 52 acres and which the applicant purchased in 1983. Since that time, the applicant has undertaken the restoration of the main house and its associated buildings. She has done extensive research into the history, legends, and lore surrounding the Ten -Mile house, its owners, and the general lifestyles of Arkansas' territorial era and early statehood. The restoration of the property has been guided by some of the State's leading preservationists, and is being restored as authentically as possible; all woodwork is being painted, grained and/or marbleized according to the tradition of the period. Appropriate fencing for the period is being constructed: white picket fencing surrounding the house and hand -split cedar snake fencing of the premises. An authentic 1830's farmstead is being created, complete with heritage breeds of small livestock, a poultry and waterfowl aviary, and a herb garden. The kitchen is in a completely detached building, and is being restored. The_ applicant is meshing the old with the new, and, although the kitchen has the luxury of modern conveniences, they are concealed in hand-crafted period cabinets and cupboards. The original bake oven was found behind a wall in the kitchen, and it has been restored. The smokehouse and well house are also being restored. An old log house that was located in Nashville, Arkansas, was moved to the site, meticulously reassembled, and stands on the east side of the main house complex. In order to finance her major restoration effort, the applicant, since purchasing the house in 1983, has hosted groups to tour the recreated farmstead and the home which is furnished with antiques, and has sold antiques from the premises. For the last couple of years, the applicant has added the amenity for the groups to enjoy dinners of excellent cuisine amid the aura of early statehood, while being entertained by actors from the Arkansas Territorial Restoration who present historical dramatizations portraying local legends and lore which bring the spirit of the 1800's alive. Initially, the dinners were catered; last year, the applicant installed a commercial kitchen, with State Health Department approval, and now prepares the dinners on site. The applicant requests rezoning of 5 acres of the 52 acre farmstead as a planned development. The main house, the second floor of which is the applicant's residence, is a museum, and will be used to host open houses, tours, and dinner theater events. The detached kitchen building contains the commercial kitchen, offices, and storage. The well house is used for storage. The smokehouse and the old log house, which was moved onto the property, have been converted to shops for the sale of antiques, small gifts, and period foodstuffs. The barn houses the animals. There are two driveways off Stagecoach Rd., one to the house; the other for guest parking beside the barn. Retaining a non-commercial, farmstead aura to the drives and parking areas is important, and the applicant seeks approval of a waiver of the requirement to pave these areas. The applicant is also concerned that dedication of additional right-of-way for Stagecoach Rd., Highway 5, will detrimentally affect the house 2 FILE NO• Z-5208 (Coni ) and grounds. It will put the right-of-way line extremely close to the front door of the house, and will require the removal of front fencing and the entry gate, if not initially with dedication, then ultimately when highway improvements are made. The applicant requests a waiver of the requirement to dedicate the additional right-of-way. A. PR P AL RE E T: Planning Commission review and Board of Directors approval is requested for a planned development for the Ten -Mile House. Planning Commission approval of a waiver of the requirement to provide all-weather driving surfaces for the drives and parking areas on site is requested. Board of Directors approval of a waiver of the requirement to dedicate additional right-of-way for Highway 5 is requested. B. EXISTING CONDITT S: The planned development site is a 5 -acre tract out of a 52 acre farmstead. The site contains the main house, detached kitchen, smokehouse, well house, barn, log house, and various accessory buildings. There are landscaped areas and gardens, and there are animal enclosures and pasture land. The site is currently zoned R-2, as is all abutting land. C. ENGINEERING/UTILITY COMMENTS: Public Works comments that: The site appears to lie in the 100 -year floodplain. Topographic and base flood information should be provided so that the SFHA Development Permit requirements can be established. State Highway 5 is a principal arterial. Dedicate right-of-way to 55' from the centerline. Remove all items (fences, gates, etc.) which lie within the newly dedicated right-of-way, or request a franchise for these items to remain in the right-of-way until such time that the roadway is widened and the land needed. Traffic Engineering recommends denial of the application. The guest drive at the west end of the site is dangerous due to a "blind" curve from the west. Construct a concrete apron and pave the driveways and parking areas. With any future construction, other Ordinance requirements will be imposed. 3 kafAiMEO�V0[�IIi Water Works has no comments. Wastewater comments that a sewer main extension, with easements, will be required to provide sewer service to the site. Arkansas Power and Light Co. did not respond. Arkansas Louisiana Gas Co. did not respond. Southwestern Bell Telephone Co. approved the submittal. The Fire Department approved the submittal without comment. The Neighborhoods and Planning Site Plan Review Specialist commented that, based on this site remaining residential in character, no additional landscaping is suggested at this time. D. ISSQES/LEgAL/TECHNICALDESIGN: Sec. 36-452 states that the purpose, intent, and application of the PRD is: 1) "To encourage a variety and flexibility in land development and land use for predominantly residential areas...." 2) "To provide a framework within which an effective relationship of different land uses and activities within a single development... can be planned on a total basis." 3) "To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion,..." 4) To provide a means of developing areas with special physical features to enhance natural beauty and other attributes. Permitted uses include: all residential uses; parks, recreation facilities, and open space; public and institutional uses; and incidental commercial and office uses. Sec. 31-201 states that, "Whenever a proposed (development) abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one-half of the required improvements and right-of-way." Public Works, in this case, has commented that the right-of-way dedication is required; any road improvement would be part of a State Highway Department project. The ordinances require that all interior drives and parking areas be paved; that all-weather driving surfaces be provided, and that curb -and -gutter, or other approved means, be used to separate the driving/parking areas from landscaped areas. FILE Z -(Cont.) E. ANALYSIS• The predominant aura of the planned development is residential in nature. The home is not only the applicant's residence, but the home and grounds are a recreation of a farmstead in a historical setting. The sale of antiques, gifts, period foodstuffs, etc. are in keeping with the character of the predominant residential use, and are accessory in nature. The office use, as well, is an incidental use. Because the applicant is seeking to restore and preserve the 1830's farmstead heritage; because the home and grounds are a "living" museum; and, because the restoration project has become an inclusive project involving both private and public institutions and individuals, the provisions of the PRD which includes "public and institutional" uses seems to apply. Staff feels, then, that the planned development can legitimately be classified as a PRD. The Planning staff comments that the site is in the 65th. Street West Planning District. The adopted Land Use Plan recommends "Single -Family" uses. The site is an important State Historic site, and staff understands that it will become a public site in the future. The current proposal will not change the appearance of the site or significantly change the character of the site. Further, the use appears to be similar in impact on the neighborhood to a bed and breakfast. Staff believes this to be a temporary use which will not change the nature of the site. According to Public works, the right-of-way must be dedicated as part of the re -zoning process. If it is not dedicated at this time, then, when the State begins its widening project, the city will be required to purchase the needed right-of-way. If the right-of-way is shifted north, so that the Ten --Mile House property is left in tact, then, again, the city will be responsible for the needed purchase. The need to preserve the historic setting versus the need to acquire the right-of-way for the future Highway 5 project should to be weighed. The policy-making bodies must make this call. In other situations where rural settings were involved, and the wish to retain the rural residential aura was desirable, Public Works and Neighborhoods and Planning supported a compromise of the requirement to pave the drives and parking areas: the required concrete apron and paved drive on the public right-of-way was retained; the drive pavement was extended sufficient distance onto the site so that gravel and mud would not be tracked onto the public street; and landscape timbers or edging was installed along the drives and parking areas to both protect the border landscaping and to retain the drive/parking area material. 5 L Z-5908 ccont F . STAFF RL MMENDAT Qty : Staff recommends approval of the PRD, subject to either Board of Directors approval of the requested waiver of right-of-way and Planing Commission approval of the requested waiver of improvements to the drives and parking areas, or the applicant conforming to the Ordinance requirements. HDIVI ION COMMITTEE COMMENT: (AUGUST 31, 1995) Ms. Amy Dickson, a representative of the applicant was present. Staff outlined the nature and scope of the requested planned development. Staff reviewed with the Committee members and Ms. Dickson the comments contained in the discussion outline. Public Works comments concerning the requirements for dedication of right-of-way and paving of drives and parking areas were discussed. David Scherer, with the Public works staff, indicated that the survey which had been presented was inadequate; it did not show the distance from the Highway 5 centerline to the existing property line, nor did it show the western -most drive access and the guest parking areas beside the barn. Ms. Dickson indicated that she would discuss the comments with the applicant, and would contact the surveyor to provided the additional information. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMIS5ION ACTIO : (SEPTEMBER 19, 1995) Ms. Aimee Dickson, representing the applicant, was present. Staff outlined the requested planned development, and reviewed with the Commission the rationale for designation of the development as a PRD, as indicated in the staff report. Staff reviewed with the Commission the requested waivers for boundary street right-of-way dedication and for on-site driveway and parking lot paving. Staff indicated that the applicant would need to amend her site plan and survey to include the increased area of the site to accommodate the relocated western -most driveway and parking lot, and to show all parking lots and internal drives. The applicant would, staff said, need to show the drive approaches onto Stagecoach Rd. and the paved area of the drives, as required by Public Works. Ms. Dickson reviewed with the Commission the nature of the proposal, outlining the types of activities which are carried on at the site. She reviewed the historic nature of the property, and recited the types of preservation efforts which are being accomplished. She told of the applicant's involvement in the property, and recounted the history of her business use of the property. She explained that the alignment of Highway F L -(Cont. V Stagecoach Rd. needs to be moved northward, and not allowed to encroach onto the Ten -Mile House property. Mr. David Scherer, of the public Works staff, explained that the boundary street provisions of the Master Street Plan require dedication of right-of-way from the existing centerline of Stagecoach Rd., and that if the dedication is not taken with the proposed rezoning, then the City will have to purchase the required right-of-way whenever the State widens the highway. He verified that the State Highway Department had not established an alignment for Highway 5, and there are no current plans for the widening of Highway 5. Deputy City Attorney Steve Giles explained that, prior to the State Highway Department establishing an alignment, public hearing are held and environmental impact studies are conducted. At that time, the historic significance of the Ten -Mile House can be established, and the State can align the highway accordingly. He recommended that the Commission recognize the historical significance of the. Ten -Mile House and recommend to the Board that the requested wavier of right-of-way be approved. Chairperson Walker placed the item before the Commission for approval, and the PRD, with a recommendation of approval of the waiver of right-of-way, was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 7 NAM: TEN -MILE HOUSE -- LONG -FORM PLANNED RESIDENTIAL DEVELOPMENT &QgATIM: on the South eide DoddfRdStagecoach iatersectioa,aatr691m5,ately 0.4 mile west of the DavidO Stagecoach Rd. . NANC`i NEWELL 6915 Stagecoach Little Rock, AR 455-0500 ARES : 5 ACRES =ARCHjTECT WILLIAM WIEDOWER Rd. 1212 W. 2nd. St. 72204 Little Rock, AR 72201 375-8252 N17MHER tiF LOTS 1 FT. ` -E STREET : 0 ZONING: R-2 R POSED : Museum tours, historical dinner theater, retail sales, office, and residence PLANN NG D STRIA : 16 CENSQS TR.kCT: 42.08 V.a,RIANCE RE i7E TED 1) Approval of a waiver of the requirement to provide additional right-of-way along the Stagecoach Rd. frontage of the site. 2) Approval of a waiver of the requirement to provide an all-weather surface at interior drives and parking areas. TATEME F PRaP AL: The applicant proposes to preserve for the public, as a museum for education, entertainment, and aesthetic purposes, the Ten - Mile House, one of the oldest structures in Arkansas, and one which has great historic significance. The home was built is the mid -1830'x, and is believed to be the oldest brick house in the state under private ownership. It has also been known as the McHenry House and the Stagecoach House. (The house is 10 miles from downtown Little Rock; the original owner was the McHenry's; the home was used as a rest stop on the stagecoach route to Texas.) During the Civil War, the home was used as the headquarters for the anion Army during their occupation of Little Rock, and, in 1863, David 0. Dodd was captured by Federal Marshals on the premises, and was held overnight in the house before being taken for trial and execution. The present site was originally part of a 1,400 acre farmstead, which has now been reduced to encompass 52 acres and which the applicant purchased in 1983. Since that time, the applicant has undertaken the restoration of the main hoose and its associated buildings. She has done extensive research into the history, legends, and lore surrounding the Ten-Mile house, its owners, and the general lifestyles of Arkansas' territorial era and early statehood. The restoration of the property has been guided by some of the State's leading preservationists, and is being restored as authentically as possible; all woodwork is being painted, grained and/or marbleized according to the tradition of the period. Appropriate fencing for the period is being constructed: white picket fencing surrounding the house and hand-split cedar snake fencing of the premises. An authentic 1830's farmstead is being created, complete with heritage breeds of small livestock, a poultry and waterfowl, aviary, and a herb garden. The kitchen is is a completely detached building, and is being restored. The applicant is meshing the old with the new, and, although the kitchen has the luxury of modern conveniences, they are concealed in hand-crafted period cabinets and cupboards. The original bake oven was found behind a wall in the kitchen, and it has been restored. The smokehouse and well house are also being restored. An old log house that w-as located in Nashville, Arkansas, was moved to the site, meticulously reassembled, and stands on the east side of the main house complex. In order to finance her major restoration effort, the applicant, since purchasing the house in 1983, has hosted groups to tour the recreated farmstead and the home which is fu--xa,ished with antiques, and has sold antiques from the premises. For the last couple of years, the applicant has added the amenity for the, groups to enjoy dinners of excellent cuisine amid the aura or early statehood, while being entertained by actors from the Arkansas Territorial Restoration who present historical dramatizations portraying local legends and lore which bring the spirit of the 18do's alive. Initially, the dinners were catered; last year, the applicant installed a commercial kitchen, with state Health Department approval, and now prepares the dinners on. site. The applicant requests rezoning of 5 acres of the 52 acre farmstead as a planned development. The main house, the second floor of which is the applicant's residence, is a museum, and will be used to host open houses, tours, and dinner theater events. The detached kitchen building contains the commercial kitchen, offices, and storage. The well house is used for storage. The smokehouse and the old log house, which was moved onto the property, have been converted to shops for the sale of antiques, small gifts, and period foodstuffs. The barn houses the animals. There are two driveways off Stagecoach Rd., one to the house; the other for guest parking beside the barn. Retaining a non.-commercial, farmstead aura to the drives and parking areas is important, and the applicant seeks approval of a waiver of the requirement to pave these areas. The applicant is also concerned that dedication of additional right-cf-way for stagecoach Rd., Highway 5, will detrimentally affect the house 2 and grounds. it will put the right-of-wAY line extremely close to the front door of the house, and will require the removal of front fencing and the entry gate, if not initially with dedication,then ultimately when highway improvements made. The applantrqests awaiverofthe requirement to dedicate the additional right-of-way. A. a Planning Commission review and Board of Directors approval is requested for a planned development for the Ten -Mile House. planning Commission approval of a waiver of the requirement to provide all-weather driving surfaces for the drives and parking areas on site is requested. Board of Directors approval of a waiver of the requirement to dedicate additional right-of-way for Highway 5 is requested. B. EXISTING NUITI N : The planned development site is a 5 -acre tract out of a 52 acre farmstead. The site contains the main house, detached kitchen, smokehouse, well house, barn► log house, and various accessory buildings. There are landscaped areas and gardens, and there are animal enclosures and pasture land. The site is currently zoned R-2, as is all abutting land. C . ENGINEER I?dG UTILITY CQMME"iT" : Public works comments that: The site appears to lie in the 100 -year floodplain. Topographic and base flood information should be provided so that the SFcL.k Development Permit requirements can be established. state Highway 5 is a principal arterial. Dedicate right-of-way to 55' from the centerline. Remove all items (fences, gates, etc.) which lie within the newly dedicated right-of-way, or request a franchise for these items to remain in the right-of-way until such time that the roadway is widened and the land needed. Traffic Engineering recommends denial of the application. The guest drive at the west end of the site is dangerous due to a "blind" curve from the west. Construct a concrete apron and pave the driveways and parking areas. with any future construction, other ordinance requirements will be imposed. 3 water works has no nts- Wastewar aste nts, will besthat a requiredstoer in provideesewerih service to the easen�ze site. Arkansas Power and Light co. did not respond. Arkansas Louisiana Gas co. did not respond. Southwestern Hell Telephone co. approved the submittal. The Fire Department approved the submittal without comment. The Neighborhoods and Planning Site Plan Review Specialist commented that, based on this site remaining residential in character, no additional landscaping is suggested at this time. D. i E IL? SITE HNr ?d, ID? I N: Sec. 36-452 states that the purpose, intent, and application of the P14 -i7 is: 1) "To encourage a variety and flexibility in land development and land use for predominantly residential areas...." 2) "To provide a framework within which an effective relationship of different land uses and activities within a single development... can be planned on a total basis." 3) "To provide a harmonious relationship with the surrounding development, minimizing such influences as land use incompatibilities, heavy traffic and congestion,..." 4) To provide a means of developing areas with special physical. features to enhance natural beauty and other attributes." permitted uses include: all residential uses; parks, recreation facilities, and open space: public and institutional uses; and incidental commercial and office uses. Sec. 31-241 states that, "Wt:enever a proposed (development) abuts a partially dedicated or constructed public street, the developer shall provide the minimum of one --half of the required improvements and right -or -way." Public works, in this case, has commented that the right--of-way dedication is required: any road i-mpro•rement would be part of a Stam Highway Department project. The ordinances require that all interior drives and parking areas be paved; that all-weather driving surfaces be provided, and that curb -and -gutter, or other approved means, be used to separate the driving/parking areas from landscaped areas. 4 The predominant aura of the planned development is residential in nature. The home is not only the applicant's residence, but the home and grounds are a recreation of a farmstead in a historical setting. The sale of antiques, gifts, period foodstuffs, etc. are in keeping with the character of the predominant residential use, and are accessory in nature. The office use, as well, is as incidental use. Because the applicant is seeking to restore and preserve the 1830's farmstead heritage; because the home and grounds are a °living" museum; and, because the restoration project has become an inclusive project involving both private and public institutions and individuals, the provisions of the PRD which includes -public and institutional" uses seems to apply. Staff feels, then, that the planned development can legitimately be classified as a PRD. The Planning staff comments that the site is in the 65th. Street West Planning District. The adopted Land Use Plan recommends "Single -Family" uses. The site is an important State Historic site, and staff understands that it will become a public site in the future. The current proposal will not change the appearance of the site or significantly change the character of the site. Further, the use appears to be similar in impact on the neighborhood to a bed and breakfast. Staff believes this to be a temporary use which will not change the nature of the site. According to Public Works, the right-of-way must be dedicated as part of the re -zoning process. If it is not dedicated at this time, then, when the State begins its widening project, the City will be required to purchase the needed right-of-way. if the right-of-way is shifted north, so that the Ten --Mile House property is left in tact, then, again, the City will be responsible for the needed purchase. The need to preserve the historic setting versus the need to acquire the right-of-way for the future Highway 5 project should to be weighed. The policy-making bodies must make this call. In other situations where rural settings were involved, and the wish to retain the rural residential aura was desirable, Public Works and Neighborhoods and Planning supported a compromise of the requirement to pave the drives and parking areas: the required concrete apron and paved drive on the public right-of-way was retained; the drive pavement was extended sufficient distance onto the site so that gravel and mud would not be tracked onto the public street; and landscape timbers or edging was installed along the drives and parking areas to both protect the border landscaping and to retain the drive/parking area material. Staff recommends approval of the PRD, subject to either Board of Directors approval of the requested waiver of right-of-way and Planing Commission approval of the requested waiver of improvements to the drives and parking areas, or the applicant conforming to the ordinance requirements. sgsDTVI I N t�4fiTTEE �R�SENT: (AUGUST 31, 1995) Ms. Amy Dickson, a representative of the applicant was present. Staff outlined the nature and scope of the requested planned development. Staff reviewed with the Committee members and Ms. Dickson the comments contained in the discussion outline. Public works comments concerning the requirements for dedication of right-of-way and paving of drives and parking areas were discussed. David Scherer, with the Public works staff, indicated that the survey whi.ch'had been presented was inadequate; i_ t did not show the distance from the Highway 5 centerline to the existing property line, nor did it show the western -most drive access and the guest parking areas beside the barn. Ms. Dickson indicated that she would discuss the comments with the applicant, and would contact the surveyor to Provided the additional iafo*-mation. The Committee forwarded the item to the full Commission for the public hearing. PL..�NNIN ONL47 -I N XTION: ( SEPTEMBER 19, 19 9 5 ) Ms. Aimee Dickson, representing the applicant, was present. Staff outlined the requested planned development, and reviewed with the Commission the rationale for designation of the development as a PRD, as indicated in the staff report. Staff reviewed with the Commission the requested waivers for boundary street right-of-way dedication and for on-site driveway and parking lot paving. Staff indicated that the applicant would reed to amend her site plan and survey to include the increased area of the site to accommodate the relocated western -most driveway and parking lot, and to show all parking Tats and internal drives. The applicant would, staff said, need to show the drive approaches onto Stagecoach Rd. and the paved area of the drives, as required by Public Works. Ms. Dickson reviewed with the Commission the nature of the proposal, outlining the types of activities which are carried on at the site. She reviewed the historic nature of the property, and recited the types of preservation efforts which are being accomplished. She told of the applicant's involvement in the property, and recounted the history of her business use of the property. she explained that the alignment of Highway 6 5/Stagecoach Rd. needs to be moved northward, and not allowed to encroach onto the Ten-Mile House property. Mr. David Scherer, of the Public Works staff, explained that the boundary street provisions of the Master Street Plan require dedication of right-of-way from the existing centerline of Stagecoach Rd., and that if the dedication is not taken with the proposed rezoning, then the City will have to purchase the required right-of-way Whenever the State widens the highway. He verified that the State Highway Department had not established an alignment for highway $, and there are no current plans for the widening of Highway S. Deputy City Attorney Steve Giles explained that, prior to the State Highway Department establishing as alignment, public hearing are held and environmental impact studies are conducted. At that time, the historic significance of the Ten -Mile House can be established, and the State can align the highway accordingly. He recommended that the Commission recognize the historical significance of the Ten -Mile House and recommend to the Board that the requested wavier of right-of-way be approved. Chairperson walker placed the item before the Commission for approval, and the PRD, with a recommendation of approval of the waiver of right-of-way, was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 7