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HomeMy WebLinkAboutZ-8400 Staff AnalysisOctober 30, 2008 ITEM NO.: 9.1 NAME: The House of Vision Short -form PD-O LOCATION: Located at 1869 South Summit Street DEVELOPER: Dr. Emma K. Rhodes 8621 LaBette Drive Little Rock, AR 72204 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72036 AREA: 0.26 acres CURRENT ZONIN ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-4, Two-family District FILE NO.: Z-8400 FT. NEW STREET: 0 LF Single-family and Two-family residences '0 Parking Lot to serve the House of Vision VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The property is located on the northeast corner of West 19th Street and Summit Street which is one block south of Wright Avenue. The applicant is seeking a rezoning of the property from R-4, Two-family to POD, Planned Office Development, to allow the construction of a parking lot to serve the House of Vision which is located one lot north of this site on Wright Avenue. The parking lot is proposed to be secured by a four foot chain link fence and during non -business hours of the House of Vision, the gates will be closed. October 30, 2008 SUBDIVISION ITEM NO.: 9.1 Cont. FILE NO.: Z-8400 B. EXISTING CONDITIONS: The site is vacant and a new four foot chain link fence has been constructed around the perimeters of the property. The area of West 19th and Summit Streets is primarily residential with only one vacant structure located across from the site. Along Wright Avenue there are a number of office and commercial uses including the House of Vision, a convenience store, a restaurant, a laundry facility and the Dr. Emma K. Rhodes Educational Center. South of the area proposed for the parking lot there are a number of single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area property owners. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, the Central High Neighborhood Association and the Wright Avenue Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Summit Street and West 19th Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. If access is desired from the alley, the alley must be built for the entire length of the block to 19th Street. Provide grading and drainage plan of proposed alley connection with 19th Street. The entire width of the alley must be paved and constructed per City standards. Since the alley is public it cannot be blocked by gates, vehicle parking, or any other obstructions. 4. The existing curb cut on West 19th Street west of the alley must be closed. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. 2 October 30, 2008 SUBDIVISION ITEM NO.: 9.1 (Cont. FILE NO.: Z-8400 Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: No comment. 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 rezoning to Short Form Planned Office Development. A Land Use Plan amendment (LU08-08-02) is a separate item on this agenda. Master Street Plan: Summit and 19th Streets are shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Mixed Use Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bikeway is shown north of this location along Wright Avenue. A Class II bikeway is located on the street as either a 5 foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. 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. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average nine (9) foot wide street buffer along both Summit Street and West 19th Street. The site is located within the designated mature area which allows the minimum landscape strip to be reduced to six feet nine inches (69"). 3 October 30, 2008 SUBDIVISION ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400 3. The zoning buffer ordinance requires a nine foot wide land use buffer along the northern property line. Seventy percent (70%) of this area must remain undisturbed. 4. The property 2to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. 5. The landscape ordinance requires a landscaped with interior islands of at feet in area. minimum of 8 % of the paved areas be least 7 Y2 feet in width and 150 square 6. A water source must be located within seventy-five feet (75) of all landscaped areas. G. SUBDIVISION COMMITTEE COMMENT: (October 9, 2008) Dr. Emma Rhodes was present. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff questioned the days and hours of the parking facility. Staff also stated the site plan as presented did not allow for adequate landscaping and buffering. Staff stated the drive aisle were indicated too large and could be reduced to provide the buffer areas. Public Works comments were addressed. Staff stated if the alley was proposed for access to the site, then the alley for the entire length should be opened. Staff stated there were currently obstructions within the alley that would have to be moved including a fence and two storage buildings. Staff stated Dr. Rhodes would be responsible for paving the alley for the entire length with a minimum pavement width of 20 feet. Staff suggested Dr. Rhodes not utilize the alley for access and to provide a drive on West 19th Street or Summit Street to provide access to the parking lot. Staff stated then she would not be out the expense of paving the alley and the neighbors would not have to move the encroachments. Staff stated screening was required along the northern perimeter where adjacent to residential. Staff also stated a water source within 75 feet was required to water landscaped areas. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact these agencies for additional information. There being no further issues for discussion, the Committee then forwarded the item to the full Commission for final action. 4 October 30, 2008 SUBDIVISION ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400 H. ANALYSIS: Dr. Rhodes provided a revised site plan to staff addressing the issues raised at the October 9, 2008, Subdivision Committee meeting. The plan indicates the perimeter landscaping, provides access to the site from West 19th Street and indicates screening along the northern perimeter. The request is to allow the construction of a parking lot to serve as overflow parking for the House of Vision and the Activities Center located to the north on Wright Avenue. The parking lot is proposed containing 20 parking spaces with access to the parking lot from West 191h Street. The original request was to utilize the alley to access the parking lot but Dr. Rhodes has since decided not to open the alley from Wright Avenue to West 19th Street. A four foot chain link fence has been installed around the perimeter of the site and a gate will be placed at the driveway opening on West 19th Street to prohibit the potential for loitering during non -business hours of the House of Vision and the Activities Center. An employee of the House of Vision will open and close the gate during non -business hours. Staff is not supportive of the request. The area around the site is residential with most of the units occupied and very few vacant lots. The non-residential uses are located along Wright Avenue. There is a single-family home between the proposed parking lot and the office uses the parking lot is intended to serve. The areas to the west and east are occupied single-family homes. Staff feels the encroachment of the parking lot into the residential area will potentially impact the adjacent homes and lessen their desirability as residential units. I. STAFF RECOMMENDATIONS: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) Dr. Emma K. Rhodes was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Dr. Rhodes addressed the Commission on the merits of the request. She stated the parking was needed to serve the nearby House of Vision and Activities Center. She stated there was parking for eight automobiles behind the House of Vision and Activities Center. She stated when groups came to the center for assistance parking was not adequate to serve the clientele. She stated prior to purchase of the property at G� October 30, 2008 SUBDIVISION ITEM NO.: 9.1 (Cont. FILE NO.: Z-8400 1869 South Summit Street she met with the neighbors and received little opposition to purchasing the property and developing the property as a parking lot. She stated she had met with Ms. Bell and Ms. Dickson and neither expressed opposition. She stated she had purchased the property, cleaned the site and placed a fence around the site to secure the property. She stated the intended use of the property from the start was a parking lot to serve the House of Vision and Activities Center. She stated the House of Vision had monthly expenses of $800.00 and had hoped the Activities Center rental would help provide an income to help off -set the monthly expenses. She stated the parking was needed to serve the two uses and the programs offered by the House of Vision. Ms. Pearlie Mae Bell addressed the Commission in opposition to the request. She stated she lived across the street from the parking lot and had lived in her home for 30 plus years. She stated a parking lot would only increase crime in the area. She requested the Commission not rezone the site for a parking lot. Ms. Mae Isom addressed the Commission in opposition. She stated she was an admirer of Dr. Rhodes and her work. She stated the area was a historic area and her home was built in 1915. She stated she did not want a parking lot within the middle of a residential neighborhood. She stated the neighborhood would welcome a single-family home but requested the Commission not rezone the property for a parking lot. Mr. David Wilson addressed the Commission in opposition. He stated he lived near the site proposed for the parking lot. He stated the parking lot was proposed within the single-family neighborhood. He stated the homes located adjacent to the site would be impacted by the heat generated from the parking lot and the unsightliness. He stated the businesses in the area were located along Wright Avenue. He stated the neighbors in the area were trying to bring the neighborhood back and he felt the placement of a parking lot within the residential neighborhood would take away for the residential character. Ms. Ruth Bell addressed the Commission in opposition of the request. She stated the League of Women Voters was opposed to the rezoning of the site for a parking lot. She stated she did not feel the placement of a parking lot within a residential area was a good idea for the residences in the area. Ms. Leanna Godley addressed the Commission in opposition. She provided the Commission with a petition of opposition from the area residents. She stated the area was undergoing revitalization and she felt an asphalt parking lot would not encourage additional redevelopment efforts. She stated the site was a weed lot prior to Dr. Rhodes purchasing the lot. She stated she hoped Dr. Rhodes would continue to maintain the lot even if the rezoning was not approved. 0 October 30, 2008 SUBDIVISION ITEM NO.: 9.1 (Cont.) FILE NO.: Z-8400 The Commission questioned staff as to the House of Vision and the Activities Center and the previous request. Staff stated the House of Vision was not reviewed by the Commission because the property was zoned office. Staff stated the Activities Center was previously reviewed by the Commission as a POD. Commissioner Adcock stated she remembered at the time of the review of the POD Dr. Rhodes had indicated there was ample parking on adjacent property to serve the uses. Dr. Rhodes stated the parking at the laundry and educational center were occupied by customers of the laundry and persons participating in classes at the educational center. She stated they was enough available parking at this site to accommodate the additional parking required for the House of Vision and the Activities Center. There was a general discussion by the Commission concerning the proposed use of the site as a parking lot. The Commission indicated the parking lot was proposed within the heart of a residential neighborhood. Commissioner Williams questioned Dr. Rhodes on other options for parking. She stated she could not get enough parking for the participants of the programs provided at the House of Vision and needed to construct the new parking area. A motion was made to approve the request. The motion failed by a vote of 0 ayes, 10 noes, 0 absent and 1 open position. 7 October 30, 2008 ITEM NO.: 9 FILE NO.: LU08-08-02 Name: Land Use Plan Amendment — Central City Planning District Location: the northeast corner of Summit and 19th Streets Request: Single Family to Mixed Use Source: Dr. Emma Kelly Rhodes PROPOSAL / REQUEST: A Land Use Plan amendment in the Central City Planning District from Single Family to Mixed Use. Mixed Use provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required for any development that is entirely office or commercial or if the use is a mixture of the three. Prompted by this Land Use Amendment request, the Planning Staff expanded the area of review to include area between -the Mixed Use on Wright Avenue and this amendment area. With these changes, the entirety of the Single Family on the east side of Summit between Wright and l Wh Street would be eliminated. It is thought that the additional area would make the boundaries more logical. EXISTING LAND USE AND ZONING: The expanded amendment site is zoned R-4 Two Family District and has one single family house and one vacant lot. The surrounding areas to the west, east and south are also zoned R-4 and are developed with mostly well -maintained single family houses. Immediately north of this amendment is zoned Planned Office Development and 0-3 General Office for the House of Vision main offices, which have frontage on Wright Avenue. To the northeast is zoned C-3 General Commercial for a gas station and a laundry facility. FUTURE LAND USE PLAN AND RECENT AMENDMENTS: This area is currently shown on the Future Land Use Plan as Single Family. The surrounding areas to the west, east and south are also shown as Single Family. To the north is shown as Mixed Use and Commercial along Wright Avenue, but the Single Family continues to the north beyond these non-residential areas along Wright Avenue. October 4, 2005, Ordinance 19418 amended multiple locations in this area. Immediately to the north of the current application was changed from Mixed Use to Single Family. To the east was changed from Mixed Use to Commercial. This ordinance changed various other areas in the general vicinity. October 30, 2008 SUBDIVISION ITEM NO.: 9 (Cont. MASTER STREET PLAN: FILE NO.: LU08-08-02 Summit and 19th Streets are shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. BICYCLE PLAN: A Class II bikeway is shown north of this location along Wright Avenue. A Class II bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. .. . According to the Master Parks Plan, this area is within eight block of Barton Park. HISTORIC DISTRICTS: The applicant's property is located in the Central High National Register Historic District. 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. ANALYSIS: This amendment is to change the northeast comer of 19th and Summit Streets from Single Family to Mixed Use. This amendment would bring the Mixed Use that is already shown along Wright Avenue further south into an existing neighborhood. The amendment area currently has one single family residence and one vacant lot. The single family residence is located between the existing House of Vision to the north and a proposed parking lot located to the south which would serve the House of Vision. This house has been included in the amendment to make the land use category boundaries more logical. The surrounding areas to the west, south and east of this amendment site are still shown as Single Family on the Future Land Use Plan. This neighborhood has been shown as Single Family on the Future Land Use Plan for many years K October 30, 2008 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: LU08-08-02 and the neighborhood still seems to be in good condition. The proposed amendment would bring non-residential uses further south into the neighborhood, which is typically not desirable. Staff feels that non-residential uses should remain along Wright Avenue and be oriented to that street and not allowed to move into the surrounding residential neighborhood. There is currently a vacant lot on the north side of Wright Avenue and across the street from the House of Vision. This existing lot is already shown as Mixed Use on the Future Land Use Plan and is zoned C-3 General Commercial. This vacant lot on the north side of Wright Avenue could be utilized for a parking lot without a change to the Future Land Use Plan and without encroaching on the surrounding neighborhood. Also, there are almost three acres of Mixed Use located four blocks east of this application that is not fully developed. The introduction of different, more intense uses such as office and commercial allowed with Mixed Use could have a serious impact on the surrounding single family residences. This introduces different traffic patterns, lighting, and noise issues. While there is not much vacant land planned for Mixed Use in this immediate area, there are other more appropriate locations for such development in the general area that wouldn't move deeper off the major roads into the single- family area. This is a long developed part of Little Rock which has not experienced densification of residential areas. The existing commercial has adequately served the surrounding neighborhood. With no changes to the surrounding neighborhood, an increase in the non-residential to serve the area is questionable. The southwest corner of Summit and Wright Avenue was amended in 2005 from Mixed Use to Single Family. This amendment was to recognize the existing single family residences. These homes are oriented to the side street. It was thought that since the area is used and zoned for residential, the Single Family land use category would better reflect the current and likely future development pattern of the land in this area. This shows that there is a desire for the single family residences to remain in this area and to keep non-residential uses along Wright Avenue to the east of Summit Street. NEIGHBORHOOD COMMENTS: Notices were sent to the following neighborhood associations: Wright Avenue and Central High. Staff has received several comments from area residents who were opposed to the change. STAFF RECOMMENDATIONS: Staff believes the change is not appropriate. i October 30, 2008 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: LU08-08-02 PLANNING COMMISSION ACTION: (OCTOBER 30, 2008) Walter Malone, Planning Staff reviewed the Land Use Plan in the area. This would bring non-residential use further into the neighborhood. The area is a strong residential neighborhood. Non-residential uses should be kept on Wright Avenue. There has not been densification of residential developed in this area, so the need for more non-residential use is questionable. Donnas James of Planning Staff reviewed the related Planned Zoning District, see Z-8400 for a complete minute record. There was a motion to approve the Land Use Plan amendment. By a vote of 0 for 10 against the item was denied. 4 ITEM NO.: 9.1. Z-8400 NAME: The House of Vision Short -form PD-O LOCATION: located at 1869 South Summit Street Planning 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. The notices must be mailed no later than October 15, 2008. The Office of Planning and Development must receive the proof of notice no later than October 24, 2008. 2. Provide the days and hours of operation for the proposed parking lot. 3. Will the parking lot be secured during non -business hours of the House of Vision? 4. Will the only access to the parking lot be from the alley? 5. The survey indicates the lot width of 87.5 feet which should allow for the placement of two stalls and a drive isle and allow for adequate landscaping along the sites perimeters. The drive isle should be reduced to allow a minimum landscape strip along the perimeters. Variance/Waivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersection of Summit Street and West 19th Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. If access is desired from alley, the alley must be built for the entire length of the block to 19th Street. Provide grading and drainage plan of proposed alley connection with 19th Street. The entire width of the alley must be paved and constructed per City standards 4. The existing curb cut on West 19th Street west of the alley must be closed. 5. Since the alley is public it cannot be blocked by gates, vehicle parking, or any other obstructions. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. Item # 9. AT & T: No comment received. Central Arkansas Water: water meter(s) are required. Contact Central Arkansas Water if larger and/or additional Fire Department: No comment. 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 rezoning to Short Form Planned Office Development. A Land Use Plan amendment (LU08-08-02) is a separate item on this agenda. Master Street Plan: Summit and 19th Streets are shown as Local Streets. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Mixed Use Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bikeway is shown north of this location along Wright Avenue. A Class II bikeway is located on the street as either a 5 foot shoulder or six foot marked bike lane. Additional paving and right of way may be required. 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. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires an average nine (9) foot wide street buffer along both Summit Street and West 19th Street. This strip can be reduced to six foot nine inches (6-9") if needed; however, it appears the nine (9) foot wide strip can be easily obtained by reducing the parking depths. 3. The zoning buffer ordinance requires a nine foot wide land use buffer along the northern property line. Seventy percent (70%) of this area must remain undisturbed. 4. The property to the north is zoned residential; therefore, a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern perimeter of the site. 5. The landscape ordinance requires a minimum of 8 % of the paved areas be landscaped with interior islands of at least 7'/2 feet in width and 150 square feet in area. The proposed plan does not currently reflect this minimum. Item # 9. 6. A water source must be located within seventy-five foot (75) of all landscaped areas. 7. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 15, 2008. Item # 9.