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HomeMy WebLinkAboutZ-6080 Staff AnalysisNAME: City Land Use Plan Amendment - Central City District LOCATION: 14th and Park REQUEST: Single Family to Public Institutional SOURCE: Staff - Z-6080 STAFF REPORT• As part of a staff review for a rezoning request, the City Land Use Plan in the area was reviewed. The Plan recommends Single Family for the site. The proposed is for an Institutional use - museum. If there are no traffic problems created by the Public Use, Staff has typically not opposed a Public Use in a Single Family area. That is from a land use standpoint Staff usually does not oppose new Public uses. In this case the use is related to an existing Public use, and located on a collector roadway. In addition, almost all of the site has been used for nonresidential purposes for years - no loss of residential housing stock. A majority of the site is zoned for Industrial use, making the proposal an improvement when looking at compatibility. Based on existing conditions, lack of traffic issues and improved compatibility, the change should help the neighborhood. STAFF RECOMMENDATION: Approval, to Public Institutional FILE NO.: Z-6080 NAME: CENTRAL HIGH SCHOOL MUSEUM -- SHORT -FORM PLANNED OFFICE DEVELOPMENT LOCATION: At the northwest, northeast, and southeast corners of W. 14th. Street and S. Pine Street DEVELOPER: ARCHITECT: CENTRAL HIGH MUSEUM, INC. Jim Vandenberg Everett Tucker, III, President DONAGHEY PROJECT TCBY Tower FOR URBAN STUDIES AND DESIGN 425 W. Capitol Ave., Suite 300 400 W. Markham St. Little Rock, AR 72201 Little Rock, AR 72201 376-8005 324-9255 AREA: 2.05 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: R-3; R-4; & I-2 PLANNING DISTRICT: 8 CENSUS TRACT: 10 VARIANCES REQUESTED: None STATEMENT OF PROPOSAL: PROPOSED USES: Public Institutional The applicant proposes to develop a Central High School Museum complex, to occupy three corners of the W. 14th. St. and S. Park St. intersection, with Central High School occupying the fourth corner. The site includes a 0.4 acre lot at the southeast corner of the intersection; a 0.2 acre lot at the northwest corner; and a 1.5 acre lot at the northeast corner. The First Phase of development involves the lot at the southeast corner of the intersection, which is the site of an abandoned gasoline service station. The facade of the gas station is to be restored to its 1957 -era character. The interior is to be renovated to create a visitor information center, audio-visual presentation theater, exhibit space, and a gift shop. An - additional structure is to be added on the south side of the gas station to house restrooms and administrative facilities.. It will be built in the same style as the gas station. The renovated and expanded facility should "integrate well into the existing fabric of the neighborhood". The grounds of the gas station are to be redesigned to provide a fenced -in reception FILE NO.: Z-6 0 n in d garden, at the southwest side of the building, and a 17 car parking lot, on the east side of the gas station building. Landscaping and vegetative screening as land use buffering against the residential uses will be installed. Signage will be limited to building mounted signs, plus any needed traffic circulation signage. The Second Phase of development involves the lot at the northwest corner of the intersection. An Alumni Commemorative Garden is to occupy this space. It will provide a "promontory of sites important to the events of 1957". It will be a well -landscaped meditation space available for public use and an outdoor interpretative area. A covered pavilion is envisioned to be featured. The Third Phase of development involves the lot at the northeast corner of the intersection, and is the phase in which the Central High Museum, itself, will be constructed. It will house the exhibits and interpretive elements to tell the story of the events of 1957. Proposed is an approximately 10,000 square foot multi-purpose building, housing an orientation lobby and gift shop, exhibit space, restrooms, administrative office and support spaces, a community theater, with a community lobby. The community theater, with its separate lobby entry, provides a "community use" component which can be used by the neighborhood for meetings and events. The materials to be used in construction of the museum are to relate to the Central High School building, with use of materials (brick and pre -cast lintels and inserts) which are characteristic of the school building. The scale of the building will be designed to relate to the residential neighborhood, being the scale of a neighborhood commercial use, such as a neighborhood grocery store. Since the early use of the site was a commercial nursery, with a series of glass greenhouses, the S. Park St: facade will relate in scale and materials to the greenhouses; there are to be large expanses of glass on this facade, and the building is to be translucent. At the W. 14th. St. -S. Park St. intersection, an entry plaza is envisioned. The -site also includes a front yard/reception garden along the S. Park St. frontage of the building and a garden on the east side of the building. The east garden is requested to be permitted to be an expansion are, which will add another 2,500 square feet to the building. Parking for 72 vehicles is to be provided, as well a 6 tour buses. The drives include a covered drop-off area at the -Community Lobby. Landscape buffers are to be created at all perimeters of the property abutting the residential areas. Site lighting is to be by low level ground -mounted fixtures no taller than 16 feet, with cut-off fixtures to restrict overspill of light onto the residential neighbors, and no light fixture is to be able to be seen directly from off property. Minimal signage is proposed, with the identification signage being affixed to the buildings. 2 FILE Z- ontinued No back -lighting is to be used. A monument sign, no taller than 4 feet above the ground, may be used, and it would be located in the vicinity of the northeast corner of W. 14th. St. and S. Park St. Necessary traffic circulation signage will be provided, as well. Delivery and trash collection will be scheduled at such a time that they will not interfere with adjacent uses. There are to be no exterior dumpsters or dumpster enclosures on the site. Along with the project involving the three corner properties, the intersection itself is proposed to receive special paving materials, colors, and a design in the pavement surfaces to tie the three corners of the museum complex to the High School A. PROPOSAL RE ❑EST: Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for a Planned Office Development. B. EXISTING CONDITIONS: The southeast corner of the intersection of W. 14th. and S. Park St. is the location of an abandoned gasoline service station. The site is, however, zoned R-5. The northwest corner is a vacant lot. It is zoned R-4. The northeast corner is occupied by two residential structures and a number of glass and metal green houses. This was the site of the Capitol Wholesale Florist business until its relocation. This site is zoned I-2. Abutting all three tracts is R-3 and R-4 zoned property. C. ENGINEERING/UTILITY C MMENTS: Public Works comments: A grading permit must be obtained. Stormwater detention and hydraulic analysis of the existing systems must be provided. A 20 foot corner radial area at each of the intersections must be dedicated. Corner ramps for sidewalks are not in compliance with the City of Little Rock Standards. Construct directional ramps for each crosswalk. Repair any existing walks or construct new sidewalks. Six foot walks shall be constructed. The corner radius for each street curb at intercessions shall be 25 foot, minimum, especially due to the planned bus traffic. Contribute $30,000 toward the cost of a traffic signal at W. 14th. 3 FILE N Z- n in d St. and S. Park St., which will be installed once volumes warrant the installation. A franchise agreement must be established for the special intersection design and for the maintenance of the special pavement materials, colors, and designs. Driveway aprons shall be concrete and have expansion joints at right-of-way line. Repair or replace any damaged pavement in the adjoining streets, including curb and gutter. Little Rock Water Works has no comments. Little Rock Wastewater utility comments that there are existing sewer mains on the site which serve the existing buildings. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal, subject to the stipulation that ARKLA has no objection to the construction, as long as no ARKLA facilities are disturbed. Southwestern Bell Telephone Co. approved the submittal. The Little Rock Fire Department approved the submittal D. ISSUES/LEGA /TECHNICAL/ ESIGN: The Planning staff comments that the site is located in the Central City District, and that the adopted Land Use Plan recommends "Single Family" uses for the area. The existing zoning for most of the area is "Commercial" and the predominant use is and has been non-residential in the area for years. The Land Use Plan shows "Public" use to the southeast, and, since the proposed use is a,Public" use, an expansion of the related "Public/Institutional" land use area is logical. Staff recommends that the Plan be changed to expand the "Public/Institutional" use area to include the proposed development site. The Site Plan Review Specialist notes that all areas adjacent to residential uses should be screened with a 6 foot high opaque wood fence, with its face directed outward, or with dense evergreen plantings. Another option is to use walls of brick, rock, etc. E. ANALYSIS: The Planning staff can support the proposed use as an expansion of the existing "Public/Institutional" use on the 4 FILE NO.: Z-6080 (Continued) Central High School property. There is, then, not a land use issue. With minor adjustments to accommodate the Public Works comments, the site plan can be approved. There are no major concerns to be addressed. F. STAFF RECO MME ATI N : Staff recommends approval of the POD, subject to the applicant meeting the requirements of the Public Works Department. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. Rett Tucker, representing the applicant, and Mr. Jim Vandenberg, with the Donaghey Project, the project architect, were present. Staff outlined the proposed development and reviewed with Mr. Tucker, Mr. Vandenberg, and the Committee members the comments contained in the discussion outline. David Scherer, with the Public Works staff, reviewed the Public Works concerns. The Committee members reviewed the plans and comments, and discussed the proposed development with the applicant. Following the discussion, the Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: {DECEMBER 12, 1995) Staff reported that there were no issues to be resolved; that the applicant had agreed to meet the Public Works requirements - discussed at the Subdivision Committee meeting, including the requirement to contribute $30,000 towards a traffic signal at the intersection of W. 14th. St. and S. Park St., with the construction of the museum building and if traffic warrants justify such a signal. Staff reported that a Land Use Plan amendment would be required - with approval of the proposed POD. Staff recommended a designation of ,Public/ Institutional" for the site which is in the Central City District. The item was included on the Consent Agenda for approval, and the recommendation of approval of the POD and of the change in the Land Use Plan was approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 5 December 12, 1995 ITEM 12 FILE N Z- 8 DAME: CENTRAL HIGH SCHOOL MUSEUM -- SHORT -FORM PLANNED OFFICE DEVELOPMENT LOCATION: At the northwest, northeast, and southeast corners of W. 14th. Street and S. ,Street DEVELOPER: ARCHITECT• CENTRAL HIGH MUSEUM, INC. Jim Vandenberg Everett Tucker, III, President DONAGHEY PROJECT TCBY Tower FOR URBAN STUDIES AND DESIGN 425 W. Capitol Ave., Suite 300 400 W. Markham St. Little Rock, AR 72201 Little Rock, AR 72201 376-8005 324-9255 AREA: 2.05 ACRES NUMBER OF LOTS: 3 FT. NEW STREET: 0 ZONING: R-3; R-4; & I-2 PLANNING DISTRICT: 8 CENSUS TRACT: 10 VARI CES RE UF,STED: None STATEMENT OF PROPOSAL: PROPOSED USES: Public Institutional The applicant proposes to develop a Central High School Museum complex, to occupy three corners of the W. 14th. St. and S. Park St. intersection, with Central High School occupying the fourth corner. The site includes a 0.4 acre lot at the southeast corner of the intersection; a 0.2 acre lot at the northwest corner; and a 1.5 acre lot at the northeast corner. The First Phase of development involves the lot at the southeast corner of the intersection, which is the site of an abandoned gasoline service station. The facade of the gas station is to be restored to its 1957 -era character. The interior is to be renovated to create a visitor information center, audio-visual presentation theater, exhibit space, and a gift shop. An additional structure is to be added on the south side of the gas station to house restrooms and administrative facilities.. It will be built in the same style as the gas station. The renovated and expanded facility should "integrate well into the existing fabric of the neighborhood". The grounds of the gas station are to be redesigned to provide a fenced -in reception December 12, 1995 ' SUBDIVISI_Oi�+ ITEM NO,: 12 C ntin FILE NO.: Z-608 garden, at the southwest side of the building, and a 17 car parking lot, on the east side of the gas station building. Landscaping and vegetative screening as land use buffering against the residential uses will be installed. Signage will be limited to building mounted signs, plus any needed traffic circulation signage. The Second Phase of development involves the lot at the northwest corner of the intersection. An Alumni Commemorative Garden is to occupy this space. It will provide a "promontory of sites important to the events of 1957". It will be a well -landscaped meditation space available for public use and an outdoor interpretative area. A covered pavilion is envisioned to be featured. The Third Phase of development involves the lot at the northeast corner of the intersection, and is the phase in which the Central High Museum, itself, will be constructed. It will house the exhibits and interpretive elements to tell the story of the events of 1957. Proposed is an approximately 10,000 square foot multi-purpose building, housing an orientation lobby and gift shop, exhibit space, restrooms, administrative office and support spaces, a community theater, with a community lobby. The community theater, with its separate lobby entry, provides a "community use" component which can be used by the neighborhood for meetings and events. The materials to be used in construction of the museum are to relate to the Central High School building, with use of materials (brick and pre -cast lintels and inserts) which are characteristic of the school building. The scale of the building will be designed to relate to the residential neighborhood, being the scale of a neighborhood commercial use, such as a neighborhood grocery store. Since the early use of the site was a commercial nursery, with a series of glass greenhouses, the S. Park St. facade will relate in scale and materials to the greenhouses; there are to be large expanses of glass on this facade, and the building is to be translucent. At the W. 14th. St. -S. Park St. intersection, an entry plaza is envisioned. The site also includes a front yard/reception garden along the S. Park St. frontage of the building and a garden on the east side of the building. The east garden is requested to be permitted to be an expansion are, which will add another 2,500 square feet to the building. Parking for 72 vehicles is to be provided, as well a 6 tour buses. The drives include a covered drop-off area at the Community Lobby. Landscape buffers are to be created at all perimeters of the property abutting the residential areas. Site lighting is to be by low level ground -mounted fixtures no taller than 16 feet, with cut-off fixtures to restrict overspill of light onto the residential neighbors, and no light fixture is to be able to be seen directly from off property. Minimal signage is proposed, with the identification signage being affixed to the buildings. 2 December 12, 1995 SQBDIVISIQU ITEM O.. 12 ontin a FILE N —Z -60-8a. No back -lighting is to be used. A monument sign, no taller than 4 feet above the ground, may be used, and it would be located in the vicinity of the northeast corner of W. 14th. St. and S. Park St. Necessary traffic circulation signage will be provided, as well. Delivery and trash collection will be scheduled at such a time that they will not interfere with adjacent uses. There are to be no exterior dumpsters or dumpster enclosures on the site. Along with the project involving the three corner properties, the intersection itself is proposed to receive special paving materials, colors, and a design in the pavement surfaces to tie the three corners of the museum complex to the High School A. PROPOSAL RE UEST: Review by the Planning Commission and a recommendation of approval to the Board of Directors is requested for a Planned Office Development. B. EXISTING CONDITIONS: The southeast corner of the intersection of W. 14th. and S. Park St. is the location of an abandoned gasoline service station. The site is, however, zoned R-5. The northwest corner is a vacant lot. It is zoned R-4. The northeast corner is occupied by two residential structures and a number of glass and metal green houses. This was the site of the Capitol Wholesale Florist business until its relocation. This site is zoned I-2. Abutting all three tracts is R-3 and R-4 zoned property. C. ENGINEERINGIUTILITY COMMENTS: Public Works comments: A grading permit must be obtained. Stormwater detention and hydraulic analysis of the existing systems must be provided. A 20 foot corner radial area at each of the intersections must be dedicated. Corner ramps for sidewalks are not in compliance with the City of Little Rock Standards. Construct directional ramps for each crosswalk. Repair any existing walks or construct new sidewalks. Six foot walks shall be constructed. The corner radius for each Q December 12, 1995 1 a ti S-UBDIVIOI ITEM aQ.11 12 n inu d FILE NO.: Z-6 street curb at intercessions shall be 25 foot, minimum, especially due to the planned bus traffic. Contribute $30,000 toward the cost of a traffic signal at W. 14th. St. and S. Park St., which will be installed once volumes warrant the installation. A franchise agreement must be established for the special intersection design and for the maintenance of the special pavement materials, colors, and designs. Driveway aprons shall be concrete and have expansion joints at right-of-way line. Repair or replace any damaged pavement in the adjoining streets, including curb and gutter. Little Rock Water Works has no comments. Little Rock Wastewater Utility comments that there are existing sewer mains on the site which serve the existing buildings. Arkansas Power and Light Co. approved the submittal. Arkansas Louisiana Gas Co. approved the submittal, subject to the stipulation that ARKLA has no objection to the construction, as long as no ARKLA facilities are disturbed. Southwestern Bell Telephone Co. approved the submittal. The Little Rock Fire Department approved the submittal D. ISSUES/LE-GAL/TECHNICAL/DESIGN: The Planning staff comments that the site is located in the Central City District, and that the adopted Land Use Plan recommends "Single Family" uses for the area. The existing zoning for most of the area is "Commercial" and the predominant use is and has been non-residential in the area for years. The Land Use Plan shows "Public" use to the southeast, and, since the proposed use is a "Public" use, an expansion of the related "Public/Institutional" land use area is logical. Staff recommends that the Plan be changed to expand the "Public/Institutional" use area to include the proposed development site. The Site Plan Review Specialist notes that all areas adjacent to residential uses should be screened with a 6 foot high opaque wood fence, with its face directed outward, or with dense evergreen plantings. Another option is to use walls of brick, rock, etc. 10 December,l;, 1995 BDIVI I ITEM O.: 12ontin FILE NO.: 2-A E. ANALYSIS• The Planning staff can support the proposed use as an expansion of the existing Public/Institutional" use on the Central High School property. There is, then, not a land use issue. With minor adjustments to accommodate the Public Works comments, the site plan can be approved. There are no major concerns to be addressed. F. STAFF RECO b4IENDATIONS : Staff recommends approval of the POD, subject to the applicant meeting the requirements of the Public Works Department. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 22, 1995) Mr. Rett Tucker, representing the applicant, and Mr. Jim Vandenberg, with the Donaghey Project, the project architect, were present. Staff outlined the proposed development and reviewed with Mr. Tucker, Mr. Vandenberg, and the Committee members the comments contained in the discussion outline. David Scherer, with the Public Works staff, reviewed the Public Works concerns. The Committee members reviewed the plans and comments, and discussed the proposed development with the applicant. Following the discussion, the Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (DECEMBER 12, 1995) Staff reported that there were no issues to be resolved; that the applicant had agreed to meet the Public Works requirements discussed at the Subdivision Committee meeting, including the requirement to contribute $30,000 towards a traffic signal at the intersection, of W. 14th. St. and S. Park St., with the construction of the museum building and if traffic warrants justify such a signal. Staff reported that a Land Use Plan amendment would be required with approval of the proposed POD. Staff recommended a designation of "Public/Institutional" for the site which is in the Central City District. 5 December.l?, 1995 QBDIVI IO ITEM NO.: 12-(Continued)FILE N Z-6080 The item was included on the Consent Agenda for approval, and the recommendation of approval of the POD and of the change in the Land Use Plan was approved with the vote of 10 ayes, 0 nays, 0 abstentions, and 1 absent. 6