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HomeMy WebLinkAboutZ-7965 Staff AnalysisITEM NO.: 14.1. Z-7965 NAME: South Park Avenue Short -form POD LOCATION: 1411, 1417, 1421, 1501 South Park Avenue Plannina 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. 2. The applicant's proposal indicates specific uses as well as the allowance of 0-1, Quiet Office District uses. Is the request to allow the units to develop with all uses as allowed in 0-1 or is the use for specific uses as indicated such as a gallery, research office, reading room and bed and breakfast. Variance/Waivers: None requested. Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Plat shared access easement between 1417 and 1419 South Park Ave. Utilities and Fire Department/County Planning: Wastewater:_ Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning_ Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD for office, research, education spaces and a bed and breakfast. A land use plan amendment for a change to Transition is a separate item on this agenda (LU05-08-03). Master Street Plan: Daisy Gatson Bates Drive is shown as a Collector on the plan. Park and 16th Streets are local Streets. With the development of non -single family on both sides of Park, a `Commercial Street' standard may be recommended for this street. Collector streets are to move traffic from neighborhoods to the Arterial system and provide access to adjacent property. Local streets primary function is to provide access to adjacent property. Additional right-of-way or paving width may be required. Due to the historic nature of the streetscape no changes may be desirable. Bicycle Plan: The Master Street Plan shows a Class II Bicycle Route along Daisy Gatson Bates Drive. A Class II Route is part of the roadway with a portion of the paving dedicated solely for the use of bicycles. No additional right-of-way is proposed. Historic Districts: The applicant's property is located in the Central High National Historic District. However this is not a local historic district and there are no requirements to meet any historic standards or guidelines. City Recognized Neighborhood Action Plan, The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Wood fence verbiage needs to reflect "opaque". Although not required, it is recommended to plant street trees along South Park Avenue. In addition to the 6 foot high, opaque wood fence face side out, an evergreen shrub, a minimum of 18" in height is required every 10 foot. A tree of 2 inches in caliper is also required in this area, every 40 foot. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, December 14, 2005. January 5, 2006 ITEM NO.: 14.1 NAME: South Park Avenue Short -form POD LOCATION: 1411, 1417, 1421, 1501 South Park Avenue DEVELOPER Grace H. Blagdon/Dr. Patricia McGraw c/o Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 ENGINEER: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: .80 acres NUMBER OF LOTS: 4 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD FILE NO.: Z-7965 FT. NEW STREET: 0 LF PROPOSED USE: Gallery, Research Office, Neighborhood Center, Bed and Breakfast and Single-family as an alternative use for the site VARIANCESM/AIVERS REQUESTED: None requested. A. APPLICANT'S PROPOSAL: Included in the application is a site plan, indicating the complete layout of the properties affected by the current application. There are four lots located on South Park Avenue (directly east of Little Rock Central High School) and three lots on South Schiller Street. The development on South Schiller Street is proposed as Phase II and is not being considered by the Commission at this time. In recognition of the historical significance of this location, the developer plans to develop the overall site in a manner consistent with the standards of the National January 5, 2006 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z - Park Service, including their Cultural Landscape Report (currently being prepared); the planned components of a soon to be submitted Design Overlay District being prepared by the neighborhood; and the requirements of the existing codes of the City of Little Rock. The developer recognizes that the overall site has several major components that should be immediately addressed by the development; however, the developer has opted to phase the plan in a manner that will cause the least disruption to the right-of-way as well as to the quiet fabric of the neighborhood. Concerning the right-of-way of South Park Avenue, it is the intent to replace the existing sidewalk with a new concrete sidewalk from the north edge of 1411 South Park to the south edge of Ponder's Drugstore. The will include the north portion of Ponder's Drugstore as well as the south portion of Bullock Temple CME Church. Along the route of the new sidewalk, the applicant intends to embed (flush to the sidewalk surface) metal plaques at points of historic significances. Along the same route, the intent is to restore the existing stone curbs to their original height above the street level. The landscape strip along the same route shall be upgraded utilizing a consistent plant type. The intent is to also work with the City of Little Rock's Urban Forester to evaluate the condition of the large trunk tree stock along the right-of-way towards developing solutions to upgrade and enhance them for beautification purposes. The applicant will endeavor to upgrade the driveway aprons to all of the properties, and to reconstruct the driveways to the applicant properties in a manner consistent with the period of historical significance. The front and side yards to the applicant properties shall be upgraded with concealed irrigation systems, new walkways and steps, appropriate shrubs/plant material, and a consistent grass type. The applicant has indicated no exterior signage is proposed but they would like to reserve the opportunity to provide external signage (within the size restrictions) at a later date. Each of the applicant properties shall be handicap accessible from the rear of the structures. No ramps, handrails, or other means for accessibility shall be visible from South Park Avenue. The applicant shall consult the City of Little Rock's Traffic department in regards to vehicular signage location and types to best arrive at a design sensitive arrangement of signage relating to the applicant properties (i.e. do not block drive) as well as the full length of the frontage street. 2 January 5, 2006 UBDIVISION ITEM NO.: 14.1 Cont. FILE NO.: Z-7965 Each of the applicant properties shall have hard surface off-street parking lots in the rear yards, with the actual parking slots receiving a previous surface for direct drainage. The side yard shall receive new six (6) foot tall wood plank fencing with the finish face to the outboard side. The first phase of the development shall not have an impact on the unique overlapped boundaries — to be addressed in a future phase. On the three (3) lots on South Schiller, the applicant plans to develop (in the future) a new off-street parking area with a drive off South Schiller and two (2) single-family residences on the adjoining lots. The applicant shall continue to maintain (cut and clear of trash and debris) these lots until they are developed. The applicant strongly believes that the implementation of the first phase of the development, (as it relates to the overall site), shall greatly enhance/upgrade the overall appearance of residents, visitors, and tourist. Specific development plans for each of the units is included below: 1411 South Park Avenue — The existing one story wood framed residential structure (1,343 square feet) is proposed under the rezoning application for a dual permitted use. The permitted uses include single-family residential and a gallery. The house will be renovated to provide wall space for the display of various art mediums in a well lit and easily circulated space. The displayed items are not for sale as the theme of the gallery is to educate and inform the visitors on current world, national or local issues. The gallery will occasionally provide written literature, including brochures, post cards, and artist bios/program books for sale to the visitors as collectables. The site will not contain a formal kitchen, however, the house shall have flexibility to convert to a residential kitchen and bathroom, as needed. The hours of operation are anticipated Tuesday — Sunday from 11 am to 6 pm. Occasionally there will be opening receptions for new work being presented for display. The opening hours, in this case would be extended for evening hours (6 pm — 9 pm). No outdoor displays or banners relating to the gallery's presentations will be allowed. 1417 South Park Avenue — The existing one story wood framed residential structure (1,986 square feet) is proposed under the rezoning request for a dual permitted use. The permitted uses include single-family residential and a research office, in which the house shall be completely renovated to provide adequate office space and support facilities for research assistances, interns, and clerical staff. The applicant has indicated the house will be a "think tank" in a sense, with the ability to conduct in house discussions while linking global communication networks through distant educational labs — all on the primary subject of education. The applicant intends to provide a large public space for program seminars, office space with computer stations for distant educational 3 January 5, 2006 SUBDIVISION ITEM NO.: 14.1 purposes, applicant 5 pm. (Cont)—FILE NO.: Z-7965 reception and waiting room area and private office spaces. The anticipates the hours of operation will be Monday – Friday, 8 am to 1421 South Park Avenue – The existing one-story wood framed residential structure (2,630 square feet) is proposed under this rezoning request for a dual permitted use. The permitted uses include single-family residential and 0-1, Quiet Office District uses. The applicant has indicated the space will be renovated to provide adequate space for cultural interaction and learning. The house will act primarily as a gathering place for neighborhood residents of all age groups. The applicant envisions this historic home to be where one can stop by for a cup of freshly brewed tea/coffee, read a book from the applicant's vast collection, as stacked on the perimeter walls, and maybe just sit and listen to a dramatic African storytelling session or witness a craftsperson at work. The house shall have a full-time caretaker who shall manage the daily activities and establish the full slate of programs for the benefit of the neighborhood residents and guest. The hours of operation are indicated as daily from 8 am to 6 pm. Additional hours shall be provided, for special programs and meetings. 1501 South Park Avenue – The existing two story wood framed structure (2,427 square feet) is being proposed as a bed and breakfast (time shared facility), with four (4) distinct units. Currently the house is a duplex, however, the applicant's overall intent is to provide a quiet and well-designed rooming/boarding space for heritage tourism needs. Single-family is being requested as an alternative use for the site. The applicant has indicated the existing garage and former living quarters in the rear of the house will be converted into to a full-time caretaker's residence, including a kitchen to serve the needs of the guests. The bed and breakfast would be open year around and will be linked to an online reservation system. The applicant has indicated no walk-in guests will be accommodated; however when vacant, the units can be inspected by potential guests and tourists. According to the applicant there is not a Bill of Assurance in effect for the site_ B. EXISTING CONDITIONS: The proposed development is located on Park Avenue across from Central High School. The request does not include all the residential structures located on this block but does contain four of the seven units. The units requested for rezoning appear to be vacant. The Central High Visitors Center is located adjacent to the northern boundary of the development and there is a single-family home located to the south of the proposed development. Located along West 16th Street there are residential and non-residential structures. There are properties zoned C-3 and 0-3 in this area. To the North, along Daisy L. Gatson Bates, there are 4 January 5, 2006 SUBDIVISION ITEM NO.: 14.1 (Cont. FILE NO.: Z-7965 residential units both occupied and vacant. The new visitors center is being proposed north of Daisy L. Gatson Bates on the corner of Park Avenue and Daisy L. Gatson Bates. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All properly owners located within 200 -feet of the site along with the Central High Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Plat shared access easement between 1417 and 1419 South Park Avenue. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Arkansas Historic Preservation Program: AHPP cannot comment due to the lack of specific details about the modifications to the historic structures. While the AHPP has no federal or state review authority in local zoning matters, HPP is more generally concerned about the potential endangerment of the cultural landscape of which these four structures are apart. AHPP feels one of the most powerful tools to protecting this historic site would be to expand the jurisdiction of the already -established Historic District Commission to include the Central High District. This would allow the HDC to apply set historic rehabilitation standards ;i January 5, 2006 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965 that are consistent with the 1957-59 historic context interpreted at Central High and the adjacent National Park Service facility. LR Central High School National Historic Site: The four properties are located outside the boundary of the Little Rock Central High School National Historic Site. However, the historical importance of the properties, especially as contributing elements to the area's overall cultural landscape, cannot be overstated. LR Central High School National Historic Site is pleased the applicant appears to recognize the historic importance and value of the neighborhood, and that they have included provisions within their proposal to protect the cultural landscape. LR Central High School National Historic Site supports the applicant's commitment to restore the exterior of the houses to a condition consistent with the period of historical significance, including the sidewalks and landscape materials. LR Central High School National Historic Site also supports the applicant's commitment for no exterior signage, banners or displays on the properties and the placement of handicap accessible ramps at the rear of the buildings. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD for office, research, education spaces and a bed and breakfast. A land use plan amendment for a change to Transition is a separate item on this agenda (LU05-08-03). Master Street Plan: Daisy Gatson Bates Drive is shown as a Collector on the plan. Park and 16th Streets are local Streets. With the development of non -single family on both sides of Park, a 'Commercial Street' standard may be recommended for this street. Collector streets are to move traffic from neighborhoods to the Arterial system and provide access to adjacent property. Local streets primary function is to provide access to adjacent property. Additional right-of-way or paving width may be required. Due to the historic nature of the streetscape no changes may be desirable. Bicycle Plan: The Master Street Plan shows a Class II Bicycle Route along Daisy Gatson Bates Drive. A Class II Route is part of the roadway with a portion of the paving dedicated solely for the use of bicycles. No additional right-of-way is proposed. Historic Districts: The applicant's property is located in the Central High National Historic District. However this is not a local historic district and there are no requirements to meet any historic standards or guidelines. 0 January 5, 2006 SUBDIVISION ITEM NO.: 14.1 Cont. FILE NO.: Z-7965 City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Wood fence verbiage needs to reflect "opaque". Although not required, it is recommended to plant street trees along South Park Avenue. In addition to the 6 -foot high, opaque wood fence face side out, an evergreen shrub, a minimum of 18" in height is required every 10 feet. A tree of 2 inches in caliper is also required in this area, every 40 feet. G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there was confusion as to the proposed uses for the site. Staff questioned if 0-1, Quiet Office District uses were being requested for the site or the indicated use for each of the structure. There was a general discussion concerning the applicant's request and the proposed uses for each of the individual buildings. The applicant indicated single-family and specific the indicated use was the only use being proposed for each of the indicated structures. Public Works comments were addressed. Staff stated the shared access between 1417 and 1419 South Park Avenue would require platting. Staff also stated any sidewalk, curb or gutter that was broken in the right-of-way would require repairing prior to occupancy. Landscaping comments were addressed. Staff stated compliance with the City's landscape and buffer ordinance would apply to the proposed development. Staff also stated screening would be required along the perimeter of the site where abutting residential or residentially zoned property. Staff stated in addition to the screening, plantings would be required adjacent to the screening fence. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 7 January 5, 2006 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965 H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the December 8, 2005, Subdivision Committee meeting. The applicant has indicated the request is for single-family and the specific uses listed for each of the units. The revised site plan also includes a note indicating the access easement will be filed with the County Clerk, if approved. The revised site plan also indicates an opaque screen will be placed around the perimeters of the site, where abutting single-family and landscaping will be installed to meet minimum ordinance standards. The proposed development is a request to convert four existing, vacant single-family structures into a quasi -public use and allow single-family as an alterative use. The site plan indicates the development will contain two (2) phases with the first phase only being review by the Commission. The proposal includes the renovation of four existing structures to the period of historic significance. In recognition of the historical significance of this location, the developer plans to develop the overall site in a manner consistent with the standards of the National Park Service, including their Cultural Landscape Report (currently being prepared); the planned components of a soon to be submitted Design Overlay District for the neighborhood; and the requirements of the existing codes of the City of Little Rock. The structure located at 1411 South Park Avenue is proposed as a gallery with five (5) parking spaces. The site plan indicates the parking will be located in the rear of the structure and not easily viewable from the street. Typically, parking is based on one parking space per four hundred square feet of gross floor area for an 0-1, Quiet Office use. The structure contains 1,343 square feet and would typically require the placement of three (3) parking spaces. The structure located at 1417 South Park Avenue is proposed as a research office. The unit contains 1,986 square feet and five (5) parking spaces. The ordinance would typically require the placement of four (4) parking spaces for an office development. The structure located at 1421 South Park Avenue is proposed as an 0-1, Quite Office use, more specifically intended to be a neighborhood -gathering center. The unit is to be renovated to provide adequate space for cultural interaction and learning. The site plan indicates the house will act primarily as a gathering place for neighborhood residents of all age groups. The site plan indicates the placement of seven (7) parking spaces to serve the proposed use. The ordinance would typically require the placement of six (6) parking spaces based on an 0-1, Quite Office use and a total square footage of 2,630. E;3 January 5, 2006 SUBDIVISION ITEM NO.: 14.1 Cont. FILE NO.: Z-7965 The structure located at 1501 South Park Avenue is proposed as a Bed and Breakfast. An existing garage will be converted to serve as a caretaker's residence. The site plan includes the placement of two (2) parking spaces. Based on typically minimum parking requirements for a Hotel/Motel (similar type use) the proposed development would require the placement of four (4) parking spaces. No signage is being proposed as a part of the development. However, the request includes reserving the opportunity for external signage placement (within the size restrictions) at a later date. Since signage is not a part of the current application request, staff would recommend if signage is requested for the exterior of the structures, a revision to the Planned Office Development zoning be required for a public review process of any signage proposal. The hours of operation for the development fall moastly within the 8:00 am to 6:00 pm time frame. The request includes allowance for extended hours for special events and showings at the gallery or the neighborhood center. Although the proposal includes elements that are complimentary to the neighborhood, staff is not supportive of the request. The proposal includes removing four single-family structures from the housing stock of the neighborhood and introducing an element into the neighborhood, which could potentially negatively impact this fragile neighborhood. In the past, the neighborhood has struggled with deterioration and decline. However, in the recent years this trend appears to be turning around. There are large areas of reinvestment in the neighborhood and the neighborhood appears to .be changing from a renter occupied neighborhood to an owner occupied neighborhood. Since the neighborhood is making strides in redevelopment and the desire is to maintain their critical housing stock, staff feels the addition of uses which are not residential, could potentially reverse the current trend. Although this site is located across from a high school which generates a great deal of traffic, staff feels residential across from a school is a plus for neighborhoods. Staff feels the homes could be renovated and put back into the housing stock of the neighborhood, thus adding value back to the neighborhood. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item recommending denial of the request. E January 5, 2006 SUBDIVISION ITEM NO.: 14.1 (Cont.) FILE NO.: Z-7965 The applicant stated there were items presented by staff which were not correct. The applicant stated the alternative use for 1501 South Park Avenue was a duplex. He stated there was no gift shop being proposed for the gallery and signage was being requested as encouraged by staff. He stated South Park was a special street. He questioned staff's indication of reinvestment in the area. He stated there were 308 single family units in the neighborhood and 66 were vacant. He stated only 16 renovations were in the works and 17 renovations had been completed in the past few years. He stated there were 125 vacant lots suitable for single-family development. He stated the units would be restored to give the appearance of residential. He stated the owner's goal was to complement this special street. He stated the development was for everyone one to enjoy and serve as a neighborhood gathering place. Ms. Grace Blagdon addressed the Commission as a co -developer. She stated the development's intent was to compliment the newly developing visitors center and provide a place for persons to walk and enjoy the area. She stated it appeared everyone was interested in renovating the homes. She stated the concern seamed to be what would be going on inside the structures. She stated the proposed uses would not interfere with the homes in the area. Dr. Patricia McGraw addressed the Commission as a co -developer. She stated her goal was to maintain her mothers wish to retain ownership of the home and to give back to the community. She stated the residents of the area did not feel comfortable visiting activities outside their community and felt with the placement of the gallery, think tank, resource center within their neighborhood, in their back yards they would feel more comfortable taking part in activities and learning and be better educated on the historical significance of the Central High crises. Ms. Ethel Ambrose addressed the Commission in opposition of the proposed request. She stated the neighborhood association was formed in the 1980's to take back the area. She stated the restoration of the area was not a quick fix and was a long slow process. She stated it had taken 50 years to understand the importance of what had happened on the site. She stated the neighborhood had appreciable reinvestment and residents were investing in the neighborhood for homes. She stated the applicant had also indicated in a second phase of the development a parking lot would be constructed on South Schiller Street. She questioned drainage if the parking lot was developed. Ms. Ambrose stated the neighbors had a real concern with the economic variability of the project. She stated the cost for redevelopment of the site would be expensive as well as operational cost in the future. She stated the neighborhood was taking back their area one house at a time. Ms. Deborah Linville addressed the Commission in opposition of the request. She stated her home was located at 1510 South Schiller Street. She stated with the activities at Central High she had been awarded opportunities which she may not have been given. She stated with the educational opportunities she was given a tool to have Me January 5, 2006 SUBDIVISION ITEM_ NO.: 14.1 (Cont.) FILE NO.: Z-7965 a positive impact on the neighborhood. She stated the residents were reclaiming the neighborhood. She stated the area was undergoing a reverse atmosphere for an improved quality neighborhood. She requested the Commission keep the area residential. Mr. Ricky Matthews yielded his time to his mother. Ms. Joyce Matthews addressed the Commission in opposition of the request. She stated her home was located at 1415 South Park, surrounded by the development. She stated she was not clear on the proposed use of the structures. She stated the project was a good project but the proposed development did not belong in a neighborhood. She stated the project would disrupt the quality of life for the residents living around the non-residential activities. Mr. Paul Dodd addressed the Commission in opposition of the request. He stated the site was a difficult site since there were busses parked in the street for three hours per day. He stated he would prefer the units to be residential but he felt if the development was approved the indicated parking should be removed from the rear. He stated there was ample street parking to serve the proposed uses. He stated a fagade easement was also needed to ensure redevelopment of the units to their historical significance. He stated the developers should be required to complete their restoration by the 50th year celebration. He stated financial penalties should be imposed if the deadlines were not met. He stated he felt if the development were conditioned properly the development could have limited impact on the area. Commissioner Allen requested the Commission recognize Ms. Annie Abrams. Ms. Abrams stated she was in support of the proposed development. Commissioner Meyer questioned Ms. Abrams as to who would be utilizing the site. She stated the facility would be used to educate persons as to how to be the best they could be through education and opportunity. There was a general discussion concerning the Central High Design Overlay District. Mr. Ambrose stated the DOD was near completion. The Commission questioned staff's involvement. Ms. Ambrose stated staff had provided input during the development of the DOD. The Commission questioned staff as to a time frame for adoption. Staff based on past experiences with DOD adoption a minimum of six months was needed to get through the process. There was a general discussion concerning the indicated parking. The applicant stated the indicated parking met with typical minimum parking requirements for the indicated uses. He stated staff rounded down and he had rounded up. The Commission questioned if the parking was needed. The applicant stated there was a need to provide off street parking but was agreeable to utilizing the parking as indicated by staff. 11 January 5, 2006 SUBDIVISION ITEM NO.: 14.1 (Cont. FILE NO.: Z-7965 There was a discussion concerning parking lot lighting. The applicant stated lighting would not be intrusive to the adjoining properties. He stated the applicant would like to retain the option to place ground lighting with a low level intensity to illuminate the area if needed. There was a general discussion of signage. The applicant indicated signage would be limited to the size as allowed for National Historic District standards. The Commission requested a size. The applicant stated the signage would not exceed six inches by one foot. The Commission questioned the applicant if they were willing to limit the rezoning of the property to their use only and if the property transferred ownership the zoning would revert to residential. The applicant stated they were willing to have this condition placed on the zoning. A motion was made to approve the request as amended including signage, lighting and the approved zoning not be a transferable carried by a vote of 8 ayes, 2 noes and 1 absent. 12 the limit on parking, use. The motion FILE NO.: Z-7965 NAME: South Park Avenue Short -form POD LOCATION: 1411, 1417, 1421, 1501 South Park Avenue DEVELOPER: Grace H. Blagdon/Dr. Patricia McGraw c/o Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 ENGINEER: Kwendeche, AIA 2124 Rice Street Little Rock, AR 72202 AREA: .80 acres NUMBER OF LOTS: 4 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD FT. NEW STREET: 0 LF PROPOSED USE: Gallery, Research Office, Neighborhood Center, Bed and Breakfast and Single-family as an alternative use for the site VARIANCES/WAIVERS REQUESTED: None requested. A. APPLICANT'S PROPOSAL: Included in the application is a site plan, indicating the complete layout of the properties affected by the current application. There are four lots located on South Park Avenue (directly east of Little Rock Central High School) and three lots on South Schiller Street. The development on South Schiller Street is proposed as Phase II and is not being considered by the Commission at this time. In recognition of the historical significance of this location, the developer plans to develop the overall site in a manner consistent with the standards of the National Park Service, including their Cultural Landscape Report (currently being FILE NO_: Z-7965 (Cont. prepared); the planned components of a soon to be submitted Design Overlay District being prepared by the neighborhood; and the requirements of the existing codes of the City of Little Rock. The developer recognizes that the overall site has several major components that should be immediately addressed by the development; however, the developer has opted to phase the plan in a manner that will cause the least disruption to the right-of-way as well as to the quiet fabric of the neighborhood. Concerning the right-of-way of South Park Avenue, it is the intent to replace the existing sidewalk with a new concrete sidewalk from the north edge of 1411 South Park to the south edge of Ponder's Drugstore. The will include the north portion of Ponder's Drugstore as well as the south portion of Bullock Temple CME Church. Along the route of the new sidewalk, the applicant intends to embed (flush to the sidewalk surface) metal plaques at points of historic significances. Along the same route, the intent is to restore the existing stone curbs to their original height above the street level. The landscape strip along the same route shall be upgraded utilizing a consistent plant type. The intent is to also work with the City of Little Rock's Urban Forester to evaluate the condition of the large trunk tree stock along the right-of-way towards developing solutions to upgrade and enhance them for beautification purposes. The applicant will endeavor to upgrade the driveway aprons to all of the properties, and to reconstruct the driveways to the applicant properties in a manner consistent with the period of historical significance. The front and side yards to the applicant properties shall be upgraded with concealed irrigation systems, new walkways and steps, appropriate shrubs/plant material, and a consistent grass type. The applicant has indicated no exterior signage is proposed but they would like,_ to reserve the opportunity to provide external signage (within the size restrictions) at a later date. Each of the applicant properties shall be handicap accessible from the rear of the structures. No ramps, handrails, or other means for accessibility shall be visible from South Park Avenue. The applicant shall consult the City of Little Rock's Traffic department in regards to vehicular signage location and types to best arrive at a design sensitive arrangement of signage relating to the applicant properties (i.e. do not block drive) as well as the full length of the frontage street. Each of the applicant properties shall have hard surface off-street parking lots in the rear yards, with the actual parking slots receiving a previous surface for direct drainage. The side yard shall receive new six (6) foot tall wood plank fencing with the finish face to the outboard side. 2 FILE NO.: Z-7965 (Cont. The first phase of the development shall not have an impact on the unique overlapped boundaries — to be addressed in a future phase. On the three (3) lots on South Schiller, the applicant plans to develop (in the future) a new off-street parking area with a drive off South Schiller and two (2) single-family residences on the adjoining lots. The applicant shell continue to maintain (cut and clear of trash and debris) these lots until they are developed. The applicant strongly believes that the implementation of the first phase of the development, (as it relates to the overall site), shall greatly enhance/upgrade the overall appearance of residents, visitors, and tourist. Specific development plans for each of the units is included below: 1411 South Park Avenue — The existing one story wood framed residential structure (1,343 square feet) is proposed under the rezoning application for a dual permitted use. The permitted uses include single-family residential and a gallery. The house will be renovated to provide wall space for the display of various art mediums in a well lit and easily circulated space. The displayed items are not for sale as the theme of the gallery is to educate and inform the visitors on current world, national or local issues. The gallery will occasionally provide written literature, including brochures, post cards, and artist bios/program books for sale to the visitors as collectables. The site will not contain a formal kitchen, however, the house shall have flexibility to convert to a residential kitchen and bathroom, as needed. The hours of operation are anticipated Tuesday — Sunday from 11 am to 6 pm. Occasionally there will be opening receptions for new work being presented for display. The opening hours, in this case would be extended for evening hours (6 pm — 9 pm). No outdoor displays or banners relating to the gallery's presentations will be allowed. 1417 South Park Avenue — The existing one story wood framed residential structure (1,986 square feet) is proposed under the rezoning request for a dual permitted use. The permitted uses include single-family residential and a research office, in which the house shall be completely renovated to provide adequate office space and support facilities for research assistances, interns, and clerical staff. The applicant has indicated the house will be a "think tank" in a sense, with the ability to conduct in house discussions while linking global communication networks through distant educational labs — all on the primary subject of education. The applicant intends to provide a large public space for program seminars, office space with computer stations for distant educational purposes, reception and waiting room area and private office spaces. The applicant anticipates the hours of operation will be Monday — Friday, 8 am to 5 pm. 1421 South Park Avenue — The existing one-story wood framed residential structure (2,630 square feet) is proposed under this rezoning request for a dual permitted use. The permitted uses include single-family residential and 0-1, Quiet Office District uses. The applicant has indicated the space will be renovated to provide adequate space for cultural interaction and learning. The 3 FILE NO.: Z-7965 Cont. house will act primarily as a gathering place for neighborhood residents of all age groups. The applicant envisions this historic home to be where one can stop by for a cup of freshly brewed tea/coffee, read a book from the applicant's vast collection, as stacked on the perimeter walls, and maybe just sit and listen to a dramatic African storytelling session or witness a craftsperson at work. The house shall have a full-time caretaker who shall manage the daily activities and establish the full slate of programs for the benefit of the neighborhood residents and guest. The hours of operation are indicated as daily from 8 am to 6 pm. Additional hours shall be provided, for special programs and meetings. 1501 South Park Avenue — The existing two story wood framed structure (2,427 square feet) is being proposed as a bed and breakfast (time shared facility), with four (4) distinct units. Currently the house is a duplex, however, the applicant's overall intent is to provide a quiet and well-designed rooming/boarding space for heritage tourism needs. Single-family is being requested as an alternative use for the site. The applicant has indicated the existing garage and former living quarters in the rear of the house will be converted into to a full-time caretaker's residence, including a kitchen to serve the needs of the guests. The bed and breakfast would be open year around and will be linked to an online reservation system. The applicant has indicated no walk-in guests will be accommodated; however when vacant, the units can be inspected by potential guests and tourists. According to the applicant there is not a Bill of Assurance in effect for the site B. EXISTING CONDITIONS: The proposed development is located on Park Avenue across from Central High School. The request does not include all the residential structures located on this block but does contain four of the seven units. The units requested for rezoning appear to be vacant. The Central High Visitors Center is located adjacent to the northern boundary of the development and there is a single-family home located to the south of the proposed development. Located along West 16t" Street there are residential and non-residential structures. There are properties zoned C-3 and 0-3 in this area. To the North, along Daisy L. Gatson Bates, there are residential units both occupied and vacant. The new visitors center is being proposed north of Daisy L. Gatson Bates on the corner of Park Avenue and Daisy L. Gatson Bates. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site along with the Central High Neighborhood Association were notified of the Public Hearing. 4 FILE NO.: Z-7965 Cont. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Repair or replace any curb and gutter or public right-of-way prior to occupancy. 2. Plat shared access easement between 1417 sidewalk that is damaged in the and 1419 South Park Avenue. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Arkansas Historic Preservation Pro ram: AHPP cannot comment due to the lack of specific details about the modifications to the historic structures. While the AHPP has no federal or state review authority in local zoning matters, HPP is more generally concerned about the potential endangerment of the cultural landscape of which these four structures are apart. AHPP feels one of the most powerful tools to protecting this historic site would be to expand the jurisdiction of the already -established Historic District Commission to include the Central High District. This would allow the HDC to apply set historic rehabilitation standards that are consistent with the 1957-59 historic context interpreted at Central High and the adjacent National Park Service facility. LR Central High School National Historic Site: The four properties are located outside the boundary of the Little Rock Central High School National Historic Site. However, the historical importance of the properties, especially as contributing elements to the area's overall cultural landscape, cannot be overstated. LR Central High School National Historic Site is pleased the applicant appears to recognize the historic importance and value of the neighborhood, and that they have included provisions within their proposal to protect the cultural landscape. LR Central High School National Historic Site supports the applicant's commitment to restore the exterior of the houses to a 5 FILE NO.: Z-7965 (Cont. condition consistent with the period of historical significance, including the sidewalks and landscape materials. LR Central High School National Historic Site also supports the applicant's commitment for no exterior signage, banners or displays on the properties and the placement of handicap accessible ramps at the rear of the buildings. F. ISSUESITECHNICAUDESIGN: _Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a POD for office, research, education spaces and a bed and breakfast. A land use plan amendment for a change to Transition is a separate item on this agenda (LU05-08-03). Master Street Plan: Daisy Gatson Bates Drive is shown as a Collector on the plan. Park and W' Streets are Iocal Streets. With the development of non -single family on both sides of Park, a `Commercial Street' standard may be recommended for this street. Collector streets are to move traffic from neighborhoods to the Arterial system and provide access to adjacent property. Local streets primary function is to provide access to adjacent property. Additional right-of-way or paving width may be required. Due to the historic nature of the streetscape no changes may be desirable. Bicycle Plan: The Master Street Plan shows a Class II Bicycle Route along Daisy Gatson Bates Drive. A Class II Route is part of the roadway with a portion of the paving dedicated solely for the use of bicycles. No additional right-of-way is proposed. Historic Districts: The applicant's property is located in the Central High National Historic District. However this is not a local historic district and there are no requirements to meet any historic standards or guidelines. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: Compliance with the City's Landscape and Buffer Ordinances is required. Wood fence verbiage needs to reflect "opaque". Although not required, it is recommended to plant street trees along South Park Avenue. In addition to the 6 -foot high, opaque wood fence face side out, an evergreen shrub, a minimum of 18" in height is required every 10 feet. A tree of 2 inches in caliper is also required in this area, every 40 feet. A FILE NO.: Z-7955 (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (December 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there was confusion as to the proposed uses for the site. Staff questioned if 0-1, Quiet Office District uses were being requested for the site or the indicated use for each of the structure. There was a general discussion concerning the applicant's request and the proposed uses for each of the individual buildings. The applicant indicated single-family and specific the indicated use was the only use being proposed for each of the indicated structures. Public Works comments were addressed. Staff stated the shared access between 1417 and 1419 South Park Avenue would require platting. Staff also stated any sidewalk, curb or gutter that was broken in the right-of-way would require repairing prior to occupancy. Landscaping comments were addressed. Staff stated compliance with the City's landscape and buffer ordinance would apply to the proposed development. Staff also stated screening would be required along the perimeter of the site where abutting residential or residentially zoned property. Staff stated in addition to the screening, plantings would be required adjacent to the screening fence. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 to staff addressing most of the issues raised at the December 8, 2005, Subdivision Committee meeting. The applicant has indicated the request is for single-family and the specific uses listed for each of the units. The revised site plan also includes a note indicating the access easement will be filed with the County Clerk, if approved. The revised site plan also indicates an opaque screen will be placed around the perimeters of the site, where abutting single-family and landscaping will be installed to meet minimum ordinance standards. The proposed development is a request to convert four existing, vacant single-family structures into a quasi -public use and allow single-family as an alterative use. The site plan indicates the development will contain two (2) phases with the first phase only being review by the Commission. The proposal includes the renovation of four existing structures to the period of historic significance. In recognition of the historical significance of this location, the developer plans to develop the overall site in a manner consistent with the standards of the National Park Service, including their Cultural Landscape Report (currently being prepared); the planned components of a soon to be submitted II FILE NO.: Z-7965 Cont. Design Overlay District for the neighborhood; and the requirements of the existing codes of the City of Little Rock. The structure located at 1411 South Park Avenue is proposed as a gallery with five (5) parking spaces. The site plan indicates the parking will be located in the rear of the structure and not easily viewable from the street. Typically, parking is based on one parking space per four hundred square feet of gross floor area for an 0-1, Quiet Office use. The structure contains 1,343 square feet and would typically require the placement of three (3) parking spaces. The structure located at 1417 South Park Avenue is proposed as a research office. The unit contains 1,986 square feet and five (5) parking spaces. The ordinance would typically require the placement of four (4) parking spaces for an office development. The structure located at 1421 South Park Avenue is proposed as an 0-1, Quite Office use, more specifically intended to be a neighborhood -gathering center. The unit is to be renovated to provide adequate space for cultural interaction and learning. The site plan indicates the house will act primarily as a gathering place for neighborhood residents of all age- groups. The site plan indicates the placement of seven (7) parking spaces to serve the proposed use. The ordinance would typically require the placement of six (6) parking spaces based on an 0-1, Quite Office use and a total square footage of 2,630. The structure located at 1501 South Park Avenue is proposed as a Bed and Breakfast. An existing garage will be converted to serve as a caretaker's residence. The site plan includes the placement of two (2) parking spaces. Based on typically minimum parking requirements for a Hotel/Motel (similar type use) the proposed development would require the placement of four (4) parking spaces. No signage is being proposed as a part of the development. However, the request includes reserving the opportunity for external signage placement (within the size restrictions) at a later date. Since signage is not a part of the current application request, staff would recommend if signage is requested for the exterior of the structures, a revision to the Planned Office Development zoning be required for a public review process of any signage proposal. The hours of operation for the development fall moastly within the 8:00 am to 6:00 pm time frame. The request includes allowance for extended hours for special events and showings at the gallery or the neighborhood center. Although the proposal includes elements that are complimentary to the neighborhood, staff is not supportive of the request. The proposal includes removing four single-family structures from the housing stock of the neighborhood and introducing an element into the neighborhood, which could potentially negatively impact this fragile neighborhood. In the past, the neighborhood has struggled with deterioration and decline. However, in the FILE NO.: Z-7965 recent years this trend appears to be turning around. There are large areas of reinvestment in the neighborhood and the neighborhood appears to be changing from a renter occupied neighborhood to an owner occupied neighborhood. Since the neighborhood is making strides in redevelopment and the desire is to maintain their critical housing stock, staff feels the addition of uses which are not residential, could potentially reverse the current trend. Although this site is located across from a high school which generates a great deal of traffic, staff feels residential across from a school is a plus for neighborhoods. Staff feels the homes could be renovated and put back into the housing stock of the neighborhood, thus adding value back to the neighborhood. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 5, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item recommending denial of the request. The applicant stated there were items presented by staff which were not correct. The applicant stated the alternative use for 1501 South Park Avenue was a duplex. He stated there was no gift shop being proposed for the gallery and signage was being requested as encouraged by staff. He stated South Park was a special street. He questioned staff's indication of reinvestment in the area. He stated there were 308 single family units in the neighborhood and 66 were vacant. He stated only 16 renovations were in the works and 17 renovations had been completed in the past few years. He stated there were 125 vacant lots suitable for single-family development. He stated the units would be restored to give the appearance of residential. °He stated the owner's goal was to complement this special street. He stated the development was for everyone one to enjoy and serve as a neighborhood gathering place. Ms. Grace Blagdon addressed the Commission as a co -developer. She stated the development's intent was to compliment the newly developing visitors center and provide a place for persons to walk and . enjoy the area. She stated it appeared everyone was interested in renovating the homes. She stated the concern seamed to be what would be going on inside the structures. She stated the proposed uses would not interfere with the homes in the area. Dr. Patricia McGraw addressed the Commission as a co -developer. She stated her goal was to maintain her mothers wish to retain ownership of the home and to give back to the community. She stated the residents of the area did not feel comfortable visiting activities outside their community and felt with the placement of the gallery, think tank, resource center within their neighborhood, in their back yards they would feel more comfortable taking part in activities and learning and be better educated on the historical significance of the Central High crises. D FILE NO.: Z-7965 (Cont. Ms. Ethel Ambrose addressed the Commission in opposition of the proposed request. She stated the neighborhood association was formed in the 1980's to take back the area. She stated the restoration of the area was not a quick fix and was a long slow process. She stated it had taken 50 years to understand the importance of what had happened on the site. She stated the neighborhood had appreciable reinvestment and residents were investing in the neighborhood for homes. She stated the applicant had also indicated in a second phase of the development a parking lot would be constructed on South Schiller Street. She questioned drainage if the parking lot was developed. Ms. Ambrose stated the neighbors had a real concern with the economic variability of the project. She stated the cost for redevelopment of the site would be expensive as well as operational cost in the future. She stated the neighborhood was taking back their area one house at a time. Ms. Deborah Linville addressed the Commission in opposition of the request. She stated her home was located at 1510 South Schiller Street. She stated with the activities at Central High she had been awarded opportunities which she may not have been given. She stated with the educational opportunities she was given a tool to have a positive impact on the neighborhood. She stated the residents were reclaiming the neighborhood. She stated the area was undergoing a reverse atmosphere for an improved quality neighborhood. She requested the Commission keep the area residential. Mr. Ricky Matthews yielded his time to his mother. Ms. Joyce Matthews addressed the Commission in opposition of the request. She stated her home was located at 1415 South Park, surrounded by the development. She stated she was not clear on the proposed use of the structures. She stated. the project was a good project but the proposed development did not belong in a neighborhood. She stated the project would disrupt the quality of life for the residents living around the non-residential activities. Mr. Paul Dodd addressed the Commission in opposition of the request. He stated the site was a difficult site since there were busses parked in the street for three hours per day. He stated he would prefer the units to be residential but he felt if the development was approved the indicated parking should be removed from the rear. He stated there was ample street parking to serve the proposed uses. He stated a fagade easement was also needed to ensure redevelopment of the units to their historical significance. He stated the developers should be required to complete their restoration by the 50th year celebration. He stated financial penalties should be imposed if the deadlines were not met. He stated he felt if the development were conditioned properly the development could have limited impact on the area. Commissioner Allen requested the Commission recognize Ms. Annie Abrams. Ms. Abrams stated she was in support of the proposed development. Commissioner Meyer questioned Ms. Abrams as to who would be utilizing the site. She stated the facility would be used to educate persons as to how to be the best they could be through education and opportunity. 10 FILE NO.: Z-7965 (Cont. There was a general discussion concerning the Central High Design Overlay District. Mr. Ambrose stated the DOD was near completion. The Commission questioned staff's involvement. Ms. Ambrose stated staff had provided input during the development of the DOD. The Commission questioned staff as to a time frame for adoption. Staff based on past experiences with DOD adoption a minimum of six months was needed to get through the process. There was a general discussion concerning the indicated parking. The applicant stated the indicated parking met with typical minimum parking requirements for the indicated uses. He stated staff rounded down and he had rounded up. The Commission questioned if the parking was needed. The applicant stated there was a need to provide off street parking but was agreeable to utilizing the parking as indicated by staff. There was a discussion concerning parking lot lighting. The applicant stated lighting would not be intrusive to the adjoining properties. He stated the applicant would like to retain the option to place ground lighting with a low level intensity to illuminate the area if needed. There was a general discussion of signage. The applicant indicated signage would be limited to the size as allowed #or National Historic District standards. The Commission requested a size. The applicant stated the signage would not exceed six inches by one foot. The Commission questioned the applicant if they were willing to limit the rezoning of the property to their use only and if the property transferred ownership the zoning would revert to residential. The applicant stated they were willing to have this condition placed on the zoning. A motion was made to approve the request as amended including the limit on parking, signage, lighting and the approved zoning not be a transferable use. The motion carried by a vote of 8 ayes, 2 noes and 1 absent. 11