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HomeMy WebLinkAboutZ-8130 Staff AnalysisFILE NO.: Z-8130 NAME: Inner City Future Net Short -form POD LOCATION: Located South of 16th Street between Battery and Wolfe Streets DEVELOPER: Howard Gardner 1604 Wolfe Street Little Rock, AR 72202 ENGINEER - Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.56 Acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: R-3 and R-4 ALLOWED USES PROPOSED ZONING: PROPOSED USE Single-family and Two Family Residential Uklue Administrative Offices Intercity Future Net VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: Inner City Future Net, a faith -based non-profit school and community -center organization has recently acquired a vacant residential house and lot situated on the south side of West 16th Street, between South Battery and Wolfe Streets. The project site lies due west and southwest of the existing Inner City Future Net existing Flower Garden. The site also lies within the Central High National Historic District and fronts the popular Centennial Park. The owners intend to renovate the vacant house for use as the primary venue for its administrative offices, including a reception area, meeting room, executive office, ADA accessible restroom facilities and kitchen. The owner's existing facility at 1604 Wolfe Street will be converted as the organization's educational FILE NO.: Z-8130 (Cont. facility. The project also involves linking the two (2) houses with a covered ramp way; and the construction of a two (2) car garage at the rear of the house on 1811 West 16th Street. The garage will be accessible from the existing north/south alley directly to the west of the house on 1811 West 16th Street via a remote controlled operated gate. The existing opaque wood fence along the alley will be replaced, as needed, with a new opaque wooden fence adjacent to the gate. The renovation of the vacant house, including the removal of the existing metal siding to expose the original wood lap siding, new replacement windows, a new roof finish, and a new rebuilt brick chimney, the new garage addition and the covered ramp way will all be planned and designed consistent with the historical character of the overall neighborhood. B. EXISTING CONDITIONS: The site contains two structures, an existing residential structure and a structure currently being used by the applicant as an office/tutoring use. Centennial Park is located to the north of the site. The remainder of the area is predominately residential. There are single-family homes located to the east, west and south of the site. There is a funeral home located to the northwest of the site. There are a number of multi -family dwelling units located in the general area. 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, all residents, who could be identified, located within 300 -feet of the site and 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. Curb and sidewalk is damaged near the intersection of 16th and Wolfe Street. 2. Since the property is adjacent to an alley, the alley should be repaved from the street to the southern property line with at least 18 feet of asphalt. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received - 2 FILE NO.: Z-8130 (Cont;)_ Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This installation may require a water main extension depending on the hydrant location. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: 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 Planned Office Development to allow the conversion of the existing single-family home into the administrative offices for the Inner City Future Net Organization. The uses proposed with the Planned Development are of a public — quasi -public nature. As with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. Master Street Plan: Wolfe Street, Battery Street, and 16th Street are all shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. 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: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance and the zoning buffer ordinance require a minimum of six foot nine inch wide (6'-9") buffer/landscape area along the south next to the residentially zoned property., Seventy percent (70%) of this buffer is to 3 FILE NO.: Z-8130 (Cont. remain undisturbed. A variance from this minimum requirement will require approval from the City Beautiful Commission. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff questioned if there was any signage being proposed with the development. Staff also requested additional details of the proposed use of the site including the number of employees, the days and hours of operation and the number of children served. Public Works comments were addressed. Staff stated the alley should be repaved from the street to the southern property line with at least 18 -feet of asphalt. Staff also stated any damaged curb, gutter or sidewalk must be replaced prior to occupancy. Landscaping comments were addressed. Staff questioned if pedestrian access to the garden would be encouraged. Staff stated along the southern perimeter a minimum landscape strip would be required. Staff stated a variance from the City Beautiful Commission would be required for approval of the indicated reduced buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and 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 November 16, 2006, Subdivision Committee meeting. The applicant has indicated the number of employees, the days and hours of operation and the number of children served. The revised cover letter also states no signage is proposed for the site. There center provides an after school program for 24 children ranging in age from six to thirteen years of age. The center operates from 3:00 — 6:00 pm during the school session and from 11:00 am to 5:00 pm during the summer months. There are three employees of the center. The revised site plan indicates the typical minimum landscape and buffer ordinance requirements will be met. The request is to rezone the site from R-3 and R-4 to allow two existing structures to serve as classroom space and the administrative offices for Inner City Future Net, a faith -based non-profit after school program. The site will serve as a school, community center and administrative office. Presently all these activities are taking place in a converted structure located at 1604 Wolfe Street. The desire is to renovate the second structure for the administrative offices, including a reception area, meeting room, executive office, ADA accessible restroom facilities and kitchen and allow the structure located on Wolfe Street to rd ILE NO.: Z-8130 (Cont. be used as the educational facility. The two structures will be linked with a covered ramp way, and the construction of a two (2) car garage at the rear of the house on 1811 West 16th Street is being proposed. The garage will be accessible from the existing north/south alley directly to the west of the house on 1811 West 16th Street via a remote controlled operated gate. The renovations will all be planned and designed consistent with the historical character of the overall neighborhood. The existing opaque wood fence along the alley will be replaced, as needed, with a new opaque wooden fence adjacent to the gate to ensure proper screening of the adjoining sites. Staff is supportive of the request. The center has been operating in the area for a number of years with limited impact on the adjoining properties. Staff does not feel converting an additional structure into the administrative offices for Inner City Future Net will adversely impact the area. The exterior of the structure will remain residential in character and the addition of a two -car garage is not out of character with residential development. The site plan indicates the placement of gardens on the site to both enhance the neighborhood but to also serve as a teaching tool for the youth participating in activities at the center. Staff feels the use should be limited to the current ownership and not be allowed as a transferable use. The current ownership strives to protect the neighborhood and staff feels careful review should be taken to ensure any potential future owners also operate their facility is a similar manner. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the rezoning of this site from R-3 and R-4 to PD -O for the Inner City Future Net organization should have minimal impact on the adjoining properties and the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the approval be limited to the current ownership of Inner City Future Net. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the approval be limited to the current ownership of Inner City Future Net. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 December 7, 2006 ITEM NO.: 17 FILE NO.: Z-8130 NAME: Inner City Future Net Short -form POD LOCATION: Located South of 16th Street between Battery and Wolfe Streets DEVELOPER: Howard Gardner 1604 Wolfe Street Little Rock, AR 72202 FNr�INFFR- Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.56 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF R-3 and R-4 Single-family and Two Family Residential w Administrative Offices Intercity Future Net VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: Inner City Future Net, a faith -based non-profit school and community -center organization has recently acquired a vacant residential house and lot situated on the south side of West 16th Street, between South Battery and Wolfe Streets. The project site lies due west and southwest of the existing Inner City Future Net existing Flower Garden. The site also lies within the Central High National Historic District and fronts the popular Centennial Park. The owners intend to renovate the vacant house for use as the primary venue for its administrative offices, including a reception area, meeting room, executive office, ADA accessible restroom facilities and kitchen. The owner's existing December 7, 2006 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-8130 facility at 1604 Wolfe Street will be converted as the organization's educational facility. The project also involves linking the two (2) houses with a covered ramp way; and the construction of a two (2) car garage at the rear of the house on 1811 West 16th Street. The garage will be accessible from the existing north/south alley directly to the west of the house on 1811 West 16th Street via a remote controlled operated gate. The existing opaque wood fence along the alley will be replaced, as needed, with a new opaque wooden fence adjacent to the gate. The renovation of the vacant house, including the removal of the existing metal siding to expose the original wood lap siding, new replacement windows, a new roof finish, and a new rebuilt brick chimney, the new garage addition and the covered ramp way will all be planned and designed consistent with the historical character of the overall neighborhood. B. EXISTING CONDITIONS: The site contains two structures; an existing residential structure and a structure currently being used by the applicant as an office/tutoring use. Centennial Park is located to the north of the site. The remainder of the area is predominately residential. There are single-family homes located to the east, west and south of the site. There is a funeral home located to the northwest of the site. There are a number of multi -family dwelling units located in the general area. 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, all residents, who could be identified, located within 300 -feet of the site and 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. Curb and sidewalk is damaged near the intersection of 16th and Wolfe Street. 2. Since the property is adjacent to an alley, the alley should be repaved from the street to the southern property line with at least 18 feet of asphalt. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. 2 December 7, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8130 Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This installation may require a water main extension depending on the hydrant location. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. Counly Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: 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 Planned Office Development to allow the conversion of the existing single-family home into the administrative offices for the Inner City Future Net Organization. The uses proposed with the Planned Development are of a public — quasi -public nature. As with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. Master Street Plan: Wolfe Street, Battery Street, and 16th Street are all shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. 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. 3 December 7, 2006 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-8130 L 1 Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance and the zoning buffer ordinance require a minimum of six foot nine inch wide (6'-9") buffer/landscape area along the south next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. A variance from this minimum requirement will require approval from the City Beautiful Commission. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the request. Staff questioned if there was any signage being proposed with the development. Staff also requested additional details of the proposed use of the site including the number of employees, the days and hours of operation and the number of children served. Public Works comments were addressed. Staff stated the alley should be repaved from the street to the southern property line with at least 18 -feet of asphalt. Staff also stated any damaged curb, gutter or sidewalk must be replaced prior to occupancy. Landscaping comments were addressed. Staff questioned if pedestrian access to the garden would be encouraged. Staff stated along the southern perimeter a minimum landscape strip would be required. Staff stated a variance from the City Beautiful Commission would be required for approval of the indicated reduced buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the November 16, 2006, Subdivision Committee meeting. The applicant has indicated the number of employees, the days and hours of operation and the number of children served. The revised cover letter also states no signage is proposed for the site. There center provides an after school program for 24 children ranging in age from six to thirteen years of age. The center operates from 3:00 — 6:00 pm during the school session and from 11:00 am to 5:00 pm during the summer months. There are three employees of M December 7, 2006 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-8130 the center. The revised site plan indicates the typical minimum landscape and buffer ordinance requirements will be met. The request is to rezone the site from R-3 and R-4 to allow two existing structures to serve as classroom space and the administrative offices for Inner City Future Net, a faith -based non-profit after school program. The site will serve as a school, community center and administrative office. Presently all these activities are taking place in a converted structure located at 1604 Wolfe Street. The desire is to renovate the second structure for the administrative offices, including a reception area, meeting room, executive office, ADA accessible restroom facilities and kitchen and allow the structure located on Wolfe Street to be used as the educational facility. The two structures will be linked with a covered ramp way; and the construction of a two (2) car garage at the rear of the house on 1811 West 16th Street is being proposed. The garage will be accessible.from the existing north/south alley directly to the west of the house on 1811. West 16th Street via a remote controlled operated gate. The renovations will all be planned and designed consistent with the historical character of the overall neighborhood. The existing opaque wood fence along the alley will be replaced, as needed, with a new opaque wooden fence adjacent to the gate to ensure proper screening of the adjoining sites. Staff is supportive of the request. The center has been operating in the area for a number of years with limited impact on the adjoining properties. Staff does not feel. converting an additional structure into the administrative offices for Inner City Future Net will adversely impact the area. The exterior of the structure will remain residential in character and the addition of a two -car garage is not out of character with residential development. The site plan indicates the placement of gardens on the site to both enhance the neighborhood but to also serve as a teaching tool for the youth participating in activities at the center. Staff feels the use should be limited to the current ownership and not be allowed as a transferable use. The current ownership strives to protect the neighborhood and staff feels careful review should be taken to ensure any potential future owners also operate their facility is a similar manner. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the rezoning of this site from R-3 and R-4 to PD -0 for the Inner City Future Net organization should have minimal impact on the adjoining properties and the area. December 7, 2006 SUBDIVISION ITEM NO.: 17 I. STAFF RECOMMENDATIONS: FILE NO.: Z-8130 Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends the approval be limited to the current ownership of Inner City Future Net. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation the approval be limited to the current ownership of Inner City Future Net. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. ITEM NO.: 17. NAME: Intercity Future Net Short -form POD Z-8130 LOCATION: located South of 16th Street between Battery and Wolfe Streets Planning Staff Comments: 1. Provide notification of all property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. Provide details of the area located to the south of the existing house for proposed current use and future use. Will this area be maintained as a park/open space area? 3. Will there be any signage located on the site including building and ground mounted signage? If so provide the location of the proposed signage along with a note indicating the total height/area and location. 4. Provide details of the activities taking place on the site. Provide the number of children served, ages of the children and the hours of operation. 5. Will the dumpster service hours be limited to day light hours? If so indicate a note on the site plan. 6. Provide the total number of employees. 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. Curb and sidewalk is damaged near the intersection of 16th and Wolfe Street. 2. Since the property is adjacent to an alley, the alley should be repaved from the street to the southern property line with at least 18 feet of asphalt. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Item # 17 Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This installation may require a water main extension depending on the hydrant location. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. 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 Planned Office Development to allow the conversion of the existing single-family home into the administrative offices for the Inner City Future Net Organization. The uses proposed with the Planned Development are of a public — quasi -public nature. As with all Public Institutional uses a Land Use Plan is not required. When Staff conducts the next land use review of the area, if the development is in place a 'clean-up' amendment to Public Institutional may be included for the Commission's consideration at that time. Master Street Plan: Wolfe Street, Battery Street, and 16th Street are all shown as Local Streets on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. The primary function of a Local Street is to provide access to adjacent properties. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. 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: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The landscape ordinance and the zoning buffer ordinance require a minimum of six foot nine inch wide (6-9") buffer/landscape area along the south next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. A variance from this minimum requirement will require approval from the City Beautiful Commission. 3. The dumpster is shown next to the residentially zoned property. Is there another location it could be placed? Item # 17 4. Is the intent of the applicant to encourage off street pedestrians into the garden area? Revised plat/pian: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 17