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HomeMy WebLinkAboutZ-6850 Staff AnalysisFILE NO.: Z-6850 NAME: Mother's Center - Short -Form POD LOCATION: Northeast corner of Martin L. King Blvd. and West 2 Street DEVELOPER: SURVEYOR: Pulaski Co. Mothers Center Donald W. Brooks 2623 Martin L. King Blvd. 20820 Arch Street Pike Little Rock, AR 72206 Hensley, AR 72065 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single Family Residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3 to POD in order to utilize the existing single family residential structure as an office -type use for the Pulaski County Mother's Center. The applicant has provided the following description of the proposed use: "The Pulaski County Mothers' Center is an organization that is incorporated in the state of Arkansas and operates under a non-profit status. The Mothers' Center is governed by a Leadership Team which acts as a Board of Directors. The Mothers' Center provides a safe haven for the women to share their feelings, have a positive impact on their lives and their communities, acquire information on parenting and develop a much needed support system. Each Mothers' Center activity is designed to address the needs of the specific group of participating women and mothers. The activities of the group are as many and varied as the members needs, including informal and FILE NO.: Z-6850 (Cont.) B. A formal training sessions, parent -to -parent information exchange, group support meetings and events." In addition to the above referenced activities, the , Mothers' Center will also have as administrative office on the site. The applicant has noted that there will be no interior remodeling of the existing structure to accommodate the proposed use. It has also been noted that the residential exterior appearance of the structure will be maintained. The proposed hours of operation are as follows: 9:00 a.m. - 6:00 p.m., Monday - Friday 8:00 a.m. - 5:00 p.m., Saturday 2:00 p.m. - 5:00 p.m., Sunday The applicant has also requested a land use plan amendment for the property (Item 15.1 on this agenda). EXISTING CONDITIONS: There is an existing one-story frame single family structure located on the property. There is an existing paved alley along the east property line. There are single family residences to the east, south (across West 27th Street), west (across Martin L. King Blvd.) and to the north. There are several abandoned houses in the immediate area. There is a vacant commercial building one block to the north at the southeast corner of Martin L. King Blvd. and West 26th Street. There are existing commercial uses two blocks to the north at the intersection of Martin L. King Blvd. and Roosevelt Road. NEIGHBORHOOD COMMENTS: The Downtown, Wright Avenue, South Little Rock Community Development and South End Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comments from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the corner of Martin Luther King Blvd. and West 27th Street. 2 FILE NO.: Z-6850 (Cont.) 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Show parking for customers and employees and drop off on your property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. ARKLA: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. County Plannin : No Comment received. CATA: No Affect -Site is on bus route #11. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Central City Planning District. The Land Use Plan shows Single Family for this location. The property is currently zoned R-3 Single Family and the zoning request is for a Planned Office Development for motherhood learning center. This case is the subject of a Land Use Plan amendment on this agenda. City Recognized Neighborhood Action Plan: This property is located in an area covered by the South End Area Improvement Plan "A Neighborhood Action Plan." The plan contains the residential development goals of improving and introducing new housing stock into the neighborhood while reducing the number of vacant houses. The plan also contains a Land Use and Zoning goal requiring the elimination of illegal nonconforming uses. 3 FILE NO.: Z-6850 (Cont.) Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised site plan to staff on April 27, 2000. The revised site plan addresses the issues raised by staff and discussed by the Subdivision Committee. The revised plan provides two (2) parking spaces accessed from the existing paved alley, sign location and handicap ramp to the building. The applicant has also agreed to the Public Works requirements as noted. An office use of this size would typically require four (4) parking spaces. Staff suggested that the applicant provide two (2) spaces in the rear yard, in order to serve the proposed use and help maintain the residential appearance of the property. There is on -street parking along West 27th Street. The applicant has shown a ground -mounted sign on the revised site plan. The sign will be monument -type, with a height of three (3) feet and an area of three (3) square feet (18 inches by 24 inches). As noted previously, the applicant will maintain the exterior residential appearance of the structure and the interior residential integrity. No interior remodeling is proposed. Although staff is not supporting the Land Use Plan Amendment associated with this project, staff has no problem with the proposed POD as long as the very specific conditions as noted in the next paragraph are adhered to. H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD, subject to the following conditions: 1. Compliance with the Public Works requirements. 2. The only permitted uses for the property will be the Pulaski County Mothers' Center and single family residential. If the Mothers' Center vacates the property the structure will be converted back to a single family residence. 3. There will be no interior remodeling to the existing structure. 4. The exterior residential appearance of the structure will be maintained. 4 FILE NO.: Z-6850 (Cont.) 5. The ground -mounted sign must conform to the details as noted in paragraph G. 6. Any site lighting must be low-level and directed away from adjacent property. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Simmons Smith was present, representing the application. Staff briefly described the proposed POD. Mr. Smith gave a brief description of the proposed use. In response to a question from staff, Mr. Smith noted that the residential appearance of the structure would be maintained. He noted that the interior of the structure would also be maintained, no interior remodeling. Staff suggested that two (2) paved parking spaces be provided in the rear yard, accessed from the paved alley. This was briefly discussed. The Public Works requirements were briefly discussed. It was noted that a 20 foot radial dedication of right-of-way was required in order to allow area for the sidewalks and ramps to brought up to current ADA standards at the corner of Martin L. King Blvd. and West 27th Street. This issue was discussed. After the discussion, the Committee forwarded the POD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MAY 11, 2000) Simmons Smith, Subrena McCoy and representatives from the Lighthouse Center were present, representing the application. Staff briefly described the POD with a recommendation of approval with conditions. There were no objectors present. With a vote of 8 ayes, 0 nays, 2 absent and 1 open position, the Commission waived the by laws and accepted the applicant's notification of property owners being one (1) day late. Tad Borkowski, of Public Works, noted that the applicant had requested a waiver of the required 20 foot radial right-of-way dedication at the corner of Martin Luther King Blvd. and West 27th Street and a waiver of the additional sidewalk construction (ADA standards). He noted that Public Works supported the waivers. 5 FILE NO.: Z-6850 (Cont.) Commissioner Muse recused himself from the discussion and left the board room. Simmons Smith stated that the Mother's Center wished to maintain the residential appearance of the property. Subrena McCoy explained the Mother's Center use. Jim Lawson, Director of Planning and Development, asked about the parking area in the rear yard. Ms. McCoy explained that the Mother's Center wished to provide two (2) parking spaces in the rear yard and that the spaces needed to be gravel due to financial reasons. Mellow Moore and Mr. Robinson addressed the Commission. They stated that they had no problems with the Mother's Center, but did oppose rezoning the property. They expressed concerns that this rezoning could lead to other non-residential developments coming to the neighborhood. Vice -Chair Berry explained that the proposed POD was for the Mother's Center use only, and if the Mother's Center leaves the site, the property would revert back to single family residential. Mr. Moore and Mr. Robinson indicated that this arrangement would be acceptable, when questioned by Commissioner Faust. Tad Borkowski noted that the gravel parking would be acceptable to Public Works. Stephen Giles, City Attorney's Office, noted that some type of edging would be desirable to help hold in the gravel (railroad ties, etc.). Mr. Smith agreed to the edging. A motion was made to approve the POD subject to the conditions as noted by staff and the following: 1. Waiver of the required 20 foot radial dedication of right-of- way at the corner of Martin Luther King Blvd. and West 27th Street. 2. Waiver of the required additional sidewalk construction (ADA standards) 3. Gravel parking with edging in the rear yard. The motion passed by a vote of 7 ayes, 0 nays, 2 absent, 1 recuse and 1 open position. 0 May 11, 2000 ITEM NO.: 15 FILE NO.: Z-6850 NAME: Mother's Center - Short -Form POD LOCATION: Northeast corner of Martin L. King Blvd. and West 27t�h Street DEVELOPER: SURVEYOR: Pulaski Co. Mothers Center Donald W. Brooks 2623 Martin L. King Blvd. 20820 Arch Street Pike Little Rock, AR 72206 Hensley, AR 72065 AREA: 0.16 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single Family Residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3 to POD in order to utilize the existing single family residential structure as an office -type use for the Pulaski County Mother's Center. The applicant has provided the following description of the proposed use: "The Pulaski County Mothers' Center is an organization that is incorporated in the state of Arkansas and operates under a non-profit status. The Mothers' Center is governed by a Leadership Team which acts as a Board of Directors. The Mothers' Center provides a safe haven for the women to share their feelings, have a positive impact on their lives and their communities, acquire information on parenting and develop a much needed support system. Each Mothers' Center activity is designed to address the needs of the specific group of May 11, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6850 participating women and mothers. The activities of the group are as many and varied as the members needs, including informal and formal training sessions, parent -to -parent information exchange, group support meetings and events." In addition to the above referenced activities, the Mothers' Center will also have as administrative office on the site. The applicant has noted that there will be no interior remodeling of the existing structure to accommodate the proposed use. It has also been noted that the residential exterior appearance of the structure will be maintained. The proposed hours of operation are as follows: 9:00 a.m. - 6:00 p.m., Monday - Friday 8:00 a.m. - 5:00 p.m., Saturday 2:00 p.m. - 5:00 p.m., Sunday The applicant has also requested a land use plan amendment for the property (Item 15.1 on this agenda). B. EXISTING CONDITIONS: There is an existing one-story frame single family structure located on the property. There is an existing paved alley along the east property line. There are single family residences to the east, south (across West 27th Street), west (across Martin L. King Blvd.) and to the north. There are several abandoned houses in the immediate area. There is a vacant commercial building one block to the north at the southeast corner of Martin L. King Blvd. and West 26th Street. There are existing commercial uses two blocks to the north at the intersection of Martin L. King Blvd. and Roosevelt Road. C. NEIGHBORHOOD COMMENTS: The Downtown, Wright Avenue, South Little Rock Community Development and South End Neighborhood Associations were notified of the public hearing._ As of this writing, staff has received no comments from the neighborhood. PAI May 11, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: FILE NO.: Z-6850 1.A 20 foot radial dedication of right-of-way is required at the corner of Martin Luther King Blvd. and West 27th Street. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3.Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Show parking for customers and employees and drop off on your property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. AR.KLA: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. County Planning: No Comment received. CATA: No Affect -Site is on bus route #11. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the Central City Planning District. The Land Use Plan shows Single Family for this location. The property is currently zoned R-3 Single Family and the zoning request is for a Planned Office Development for motherhood learning center. This case is the subject of a Land Use Plan amendment on this agenda. 3 May 11, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6850 City Recognized Neighborhood Action Plan: This property is located in an area covered by the South End Area Improvement Plan "A Neighborhood Action Plan." The plan contains the residential development goals of improving and introducing new housing stock into the neighborhood while reducing the number of vacant houses. The plan also contains a Land Use and Zoning goal requiring the elimination of illegal nonconforming uses. Landscape Issues: No Comment. G. ANALYSIS: The applicant submitted a revised site plan to staff on April 27, 2000. The revised site plan addresses the issues raised by staff and discussed by the Subdivision Committee. The revised plan provides two (2) parking spaces accessed from the existing paved alley, sign location and handicap ramp to the building. The applicant has also agreed to the Public Works requirements as noted. An office use of this size would typically require four (4) parking spaces. Staff suggested that the applicant provide two (2) spaces in the rear yard, in order to serve the proposed use and help maintain the residential appearance of the property. There is on -street parking along West 27th Street. The applicant has shown a ground -mounted sign on the revised site plan. The sign will be monument -type, with a height of three (3) feet and an area of three (3) square feet (18 inches by 24 inches). As noted previously, the applicant will maintain the exterior residential appearance of the structure and the interior residential integrity. No interior remodeling is proposed. Although staff is not supporting the Land Use Plan Amendment associated with this project, staff has no problem with the proposed POD as long as the very specific conditions as noted in the next paragraph are adhered to. KI May 11, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6850 H. STAFF RECOMMENDATIONS: Staff recommends approval of the POD, subject to the following conditions: 1. Compliance with the Public Works requirements. 2.The only permitted -uses for the property will be the Pulaski County Mothers' Center and single family residential. If the Mothers' Center vacates the property the structure will be -converted back to a single family residence. 3.There will be no interior remodeling to the existing structure. 4. The exterior residential appearance of the structure will be maintained. 5.The ground -mounted sign must conform to the details as noted in paragraph G. 6. Any site lighting must be low-level and directed away from adjacent property. SUBDIVISION COMMITTEE COMMENT: (APRIL 20, 2000) Simmons Smith was present, representing the application. Staff briefly described the proposed POD. Mr. Smith gave a brief description of the proposed use. In response to a question from staff, Mr. Smith noted that the residential appearance of the structure would be maintained. He noted that the interior of the structure would also be maintained, no interior remodeling. Staff suggested that two (2) paved parking spaces be provided in the rear yard, accessed from the paved alley. This was briefly discussed. The Public Works requirements were briefly discussed. It was noted that a 20 foot radial dedication of right-of-way was required in order to allow area for the sidewalks and ramps to brought up to current ADA standards at the corner of Martin L. King Blvd. and West 27th Street. This issue was discussed. After the discussion, the Committee forwarded the POD to the full Commission for resolution. 5 May 11, 2000 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-6850 PLANNING COMMISSION ACTION: (MAY 11, 2000) Simmons Smith, Subrena McCoy and representatives from the Lighthouse Center were present, representing the application. Staff briefly described the POD with a recommendation of approval with conditions. There were no objectors present. With a vote of 8 ayes, 0 nays, 2 absent and 1 open position, the Commission waived the by laws and accepted the applicant's notification of property owners being one (1) day late. Tad Borkowski, of Public Works, noted that the applicant had requested a waiver of the required 20 foot radial right-of-way dedication at the corner of Martin Luther King Blvd. and West 27th Street and a waiver of the additional sidewalk construction (ADA standards). He noted that Public Works supported the waivers. Commissioner Muse recused himself from the discussion and left the board room. Simmons Smith stated that the Mother's Center wished to maintain the residential appearance of the property. Subrena McCoy explained the Mother's Center use. Jim Lawson, Director of Planning and Development, asked about the parking area in the rear yard. Ms. McCoy explained that the Mother's Center wished to provide two (2) parking spaces in the rear yard and that the spaces needed'to be gravel due to financial reasons. Mellow Moore and Mr. Robinson addressed the Commission. They stated that they had no problems with the Mother's Center, but did oppose rezoning the property. They expressed concerns that this rezoning could lead to other non-residential developments coming to the neighborhood. Vice -Chair Berry explained that the proposed POD was for the Mother's Center use only, and if the Mother's Center leaves the site, the property would revert back -to single family residential. Mr. Moore and Mr. Robinson indicated that this arrangement would be acceptable, when questioned by Commissioner Faust. C May 11, 2000 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z-6850 Tad Borkowski noted that the gravel parking would be acceptable to Public Works. Stephen Giles, City Attorney's Office, noted that some type of edging would be desirable to help hold in the gravel (railroad ties, etc.). Mr. Smith agreed to the edging. A motion was made to approve the POD subject to the conditions as noted by staff and the following: 1. Waiver of the required 20 foot radial dedication of right-of- way at the corner of Martin Luther King Blvd. and West 27th Street. 2. Waiver of the required additional sidewalk construction (ADA standards) 3. Gravel parking with edging in the rear yard. The motion passed by a vote of 7 ayes, 0 nays, 2 absent, 1 recuse and 1 open position. 7