HomeMy WebLinkAboutZ-9287 Staff AnalysisITEM NO.: 15.
NAME: AEDD Short -form PCD
LOCATION: located at 105 East Roosevelt Road
Planning Staff Comments:
Z-9287
1. Provide notification of the abutting property owners including the certified abstract list,
notice form with affidavit executed and proof of mailing. The notice must be mailed no
later than December 27, 2017. The Office of Planning and Development must receive the
proof of notice no later than January 5, 2018.
Variance/Waivers
None requested.
E n g inee ri ng_Comments:
Public Works Conditions:
No comment.
Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Existing private sewer available to this site. EAD
Analysis required. Contact Little Rock Water Reclamation Authority for additional
information.
Entergy: Entergy does not object to this proposal. Service is already being provided to the
structures on this property with no apparent conflicts with existing facilities. Contact Entergy
in advance to discuss any changes to electrical service requirements, or adjustments to
existing facilities (if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road,
the minimum road width shall be 26 feet, exclusive of shoulders.
ITEM NO.: 15. Z-9287
2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
4. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
5. 30' Tall Buildings - Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
ITEM NO.: 15. Z-9287
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained in an operable condition at all times and
replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when a
key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Building Codes/Landscape:
ITEM NO.: 15. Z-9287
Building Code: If property is undergoing a change in occupancy it is subject to current
building code requirements. Review and approval is required by Building Codes Division
before occupancy takes place. For information on submittal requirements and the review
process, contact a commercial plans examiner, Curtis Richey at 501.371.4724 or
crichey(@-Iittlerock. ora-
Landscape _ No comment.
Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro Route #2, the South Main
Route,
Planning Division: This request is located in Central City Planning District. The Land Use
Plan shows Office (0) for this property. The office category represents services provided
directly to consumers (e.g., legal, financial, medical) as well as general offices which support
more basic economic activities. The applicant has applied for a rezoning from C3 (General
commercial district) to PCD (Planned Commercial Development) to add an events center.
Master Street Plan: The North side of the property is East Roosevelt Road and it is shown as
a Principal Arterial on the Master Street Plan Streets. The primary function of a Principal
Arterial Street is to serve through traffic and to connect major traffic generator or activity
centers within an urbanized area. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on East Roosevelt Road since it is a Principal Arterial. This
street may require dedication of right-of-way and may require street improvements for
entrances and exits to the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
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, December 27 2017.
I9I4:8ilk 101WARYO:Y/
NAME: AEDD Short -form PCD
LOCATION: Located at 105 East Roosevelt Road
DEVELOPER:
Arkansas Enterprises for the Developmentally Disabled - AEDD
105 East Roosevelt Road
Little Rock, AR 72202
SURVEYOR/ENGINEER:
Thomas Engineering
3810 Lookout Road
North Little Rock, AR 72116
AREA: 1.185-acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF
WARD: 1 PLANNING DISTRICT: 8 — Central City CENSUS TRACT: 5
CURRENT ZONING: C-3, General Commercial District
ALLOWED USE: General retail
PROPOSED ZONING: PCD
PROPOSED USE: Add an events center as an allowable use
VARIANCE/WAIVERS: None requested.
BACKGROUND_
The organization, Arkansas Enterprises for the Developmentally Disabled (AEDD) was
founded in 1971 with a goal of empowering children and adults with disabilities to improve
their quality of life by providing community -based services that maximizes individual
choices, personal development, community inclusion, independence and their
contribution to society. The Organization was formed in order to provide
pre -employment training, real work opportunities, recreational and leisure time activities,
FILE NO.: Z-9287
and development of daily living skills for individuals with developmental disabilities (DD)
in the Little Rock area. AEDD board members and the executive staff personally
guaranteed a note for five thousand dollars to begin operations. A small abandoned
one -room grocery store on the east side of Little Rock was rented and operations of the
Central Arkansas Work Activity Center began serving thirteen (13) individuals with DD.
Through the years the services and activities continued to grow. In 2005 AEDD partnered
with Pathfinders to provide mental health services to individuals with disabilities. The
Landers Skills Training Center added four (4) classrooms for the adult clients. Special
areas included a large arts and crafts room to work on and display daily projects, sensory
room designed to meet the needs of clients with autism, computer/game lab for
recreation, and a room to meet the needs of our senior clients. These unique rooms offer
the opportunity to provide extra services to their clients by increasing independence,
enhancing interest, and helping maintain their functioning levels. Individuals in the senior
class receive services geared toward improving skills to keep their bodies and mind active
as they aged. Additional services include activities such exercises for the elderly, book
club meetings, games for seniors, and relaxation time to allow for increased social,
vocational, emotional, and educational functioning.
On April 8, 2010, the Little Rock Planning Commission approved a Subdivision Site Plan
Review Application to allow for the construction of a new 9,000 square foot office/multi-
purpose building located on the site of Arkansas Enterprises for the Developmentally
Disabled (AEDD) existing office building which contained approximately 5,000 square
feet. The new building was to connect to the existing building via a covered walkway.
The new building was to contain two (2) stories of office space and a single story of multi-
purpose space. The main function of the multi -purpose space was to support evening
and weekend functions for the adult mentally disabled clients who were to be transported
to the site by van or bus. There were 13 employees housed in the existing office building
and six (6) employees were to be housed in the new office building. There were
twenty-four (24) parking spaces on the site. The building and parking were completed
in 2011.
The approval allowed a variance to allow a reduced number of parking spaces
(34 required 22 available after the right of way dedication and landscaping). The
ordinance would have typically required the placement of one (1) parking space per
400 square feet of office space. Based on the building square footage and the new
building square footage a total of 34 parking spaces would typically be required per City
code. The applicant had a verbal agreement to use the parking lot across Roosevelt
Road (30 spaces) that was/is owned by the church next to AEDD and the parking
lot east (15 spaces) of AEDD that was/is owned by the free health clinic during the
evening hours.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant proposes to rezone the site from C-3, General Commercial District,
to PCD, Planned Commercial Development District to allow the use of
the existing multi -purpose building as an events center. The lease space
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FILE NO.: Z-9287 (Cont.
contains approximately 3,000 square feet. The facility has accommodations
for 200 persons. The facility includes a kitchen. Catering is the renter's
responsibility. Alcohol is allowed in association with an event. No alcohol, tickets
for alcohol, wristbands or any other products sold in exchange for alcohol is
allowed for sale before or during the event.
The facility is available for rent seven (7) days per week. The hours available are
from 8:00 am to 10:00 pm Monday through Thursday and from 8:00 am to midnight
on Friday, Saturday and Sunday. There is a two (2) hour minimum rental required.
There are 24 on -site parking spaces. AEDD has a written agreement with
St. John's Baptist Church to use 20 parking spaces, owned by the church, located
north of Roosevelt Road.
B. EXISTING CONDITIONS:
The property to the west is owned by St. John Missionary Baptist Church and the
property to the south is owned by the Little Rock Housing Authority. The Housing
Authority property is developed with multi -family housing. Uses in the area include
the health clinic, churches and residential both single-family and multi -family.
Roosevelt Road is a four (4) lane road with turn lanes at intersections. There is a
sidewalk adjacent to the site. The adjacent paved area is not an alley and is
serving St. John's Church by providing access to parking areas located to the
south of Roosevelt Road.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the CONO —
Community Outreach Neighborhood Association and the Meadowbrook
Neighborhood Association were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
No comment.
E. Utilities/Fire Department/Parks/County Planning:
Little Rock Water Reclamation Authority: Existing private sewer available to this
site. EAD Analysis required. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to the structures on this property with no apparent conflicts with existing
facilities. Contact Entergy in advance to discuss any changes to electrical
service requirements, or adjustments to existing facilities (if any) as this
proposal proceeds.
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FILE NO.: Z-9287
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: No comment received.
Fire Department:
Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
4. Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line
between accesses.
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FILE NO.: Z-9287 (Cont.
5. 30' Tall Buildings -Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30', approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26', exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of
15 feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
6. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of 150 feet shall
be provided with width and turnaround provisions in accordance with Table
D103.4. Requirements for Dead-end fire apparatus access roads.
7. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
l:
FILE NO.: Z-9287 (Cont.)
entry tools or when a key box containing the keys to the lock is installed
at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the
Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or
Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as
per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
F. Building Codes/Landscape:
Building Code: If property is undergoing a change in occupancy it is subject to
current building code requirements. Review and approval is required by Building
Codes Division before occupancy takes place. For information on submittal
requirements and the review process, contact a commercial plans examiner, Curtis
Richey at 501.371.4724 or crichey@littierock.org.
Landscape: No comment.
G. Transportation/Planning:
Rock Region Metro: The site is located on Rock Region Metro Route #2, the
South Main Route.
Planning Division: This request is located in Central City Planning District. The
Land Use Plan shows Office (0) for this property. The office category represents
services provided directly to consumers (e.g., legal, financial, medical) as well as
general offices which support more basic economic activities. The applicant has
applied for a rezoning from C3 (General commercial district) to PCD (Planned
Commercial Development) to add an events center.
Master Street Plan: The North side of the property is East Roosevelt Road and it
is shown as a Principal Arterial on the Master Street Plan Streets. The primary
function of a Principal Arterial Street is to serve through traffic and to connect major
A
FILE NO.: Z-9287 (Cont.
traffic generator or activity centers within an urbanized area. Entrances and exits
should be limited to minimize negative effects of traffic and pedestrians on East
Roosevelt Road since it is a Principal Arterial. This street may require dedication
of right-of-way and may require street improvements for entrances and exits to
the site.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017)
The applicant was not present. Staff presented the item stating there were no
outstanding technical issues in need of addressing related to the site plan. Staff
stated the request was to add an events center as an allowed use of the site. There
were no more issues for discussion. The Committee then forwarded the item to
the full Commission for final action.
ANALYSIS:
There were no outstanding technical issues in need of addressing related to the
site plan raised at the December 20, 2017, Subdivision Committee meeting. The
applicant is seeking approval of a rezoning of the site from C-3, General
Commercial District, to PCD, Planned Commercial Development District to allow
the use of the existing multi -purpose building as an events center. Currently AEDD
hosts several fund raising events throughout the year at the site but also allows for
rental of the facility to persons outside their organization for private functions.
The lease space contains approximately 3,000 square feet. The facility has
accommodations for up to 200 persons. The facility includes a kitchen to be used
for setup only. Catering is the renter's responsibility. Alcohol is allowed in
association with an event but no alcohol, tickets for alcohol, wristbands or any
other products sold in exchange for alcohol is allowed for sale before or during
the event.
The facility is available for rent seven (7) days per week. The hours available are
from 8:00 am to 10:00 pm Monday through Thursday and from 8:00 am to midnight
on Friday, Saturday and Sunday.
There are 24 on -site parking spaces. AEDD has an agreement with St. John's
Baptist Church to use 20 parking spaces, owned by the church, located north of
Roosevelt Road. Additional parking may be available for use at St. John's Baptist
Church and Harmony Clinic, depending on date and time of event. Arrangements
must be made by the person(s) renting the facility to secure the additional parking.
Parking for an events center is typically based on one (1) parking space per
100 gross square feet of floor area. The lease space contains approximately
3,000 square feet which would result in the need for 30 parking spaces. With the
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written agreement and the on -site parking there appears to be adequate parking
to serve the use as typically required per the Zoning Ordinance.
Staff is supportive of the applicant's request. The applicant is seeking approval to
allow the use of their existing facilities for lease to persons outside AEDD's
organization. There have been events held in the past which do not appear to
have impacted this development or the adjacent neighbors. Staff feels the request
to allow the use of these facilities as proposed by the applicant is appropriate.
STAFF RECOMMENDATION:
Staff recommends 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.
PLANNING COMMISSION ACTION:
(JAN UARY 11, 2018)
The applicant was present. 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.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.
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