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HomeMy WebLinkAboutZ-6680 Staff AnalysisMay 27, 1999 ITEM NO.: 18 Owner: Applicant: Location: Request: Purpose: Size: Existing Use: FILE NO.: Z-6680 Stephens Group, Inc. Robert M. Brown 500-600 Block of East 3rd Street Rezone from PD to GB Office Development 2.07 acres Vacant block SURROUNDING LAND USE AND ZONING North - Parking lot and freeway access ramp; zoned HDR South - Post office and parking lot; zoned GB East - I-30 right-of-way West - Older industrial building being remodeled for mixed residential/business use; zoned GB PUBLIC WORKS COMMENTS 1.A 20 feet radial dedication of right-of-way is required at all corners. 2. Improve corner curb radius to 31.5 feet radius with construction (existing corner radius is 10 feet). 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. As part of the building permit, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work at the time of building permit. 7. Stormwater detention ordinance applies to this property. PUBLIC TRANSPORTATION ELEMENT The site is located on a CATA bus route. The new CATA consolidated transfer station is to be constructed 1 block west of this site. May 27, 1999 ITEM NO.: 18 (Cont.) PUBLIC NOTIFICATION FILE NO.: Z-6680 The Downtown, East End Civic League, River Market and MacArthur Park Neighborhood Associations, all owners of property within 200 feet of the site and all residents within 300 feet of the site were notified of the rezoning request. Additional notice was sent to the Little Rock Housing Authority and Little Rock National Airport Manager. LAND USE PLAN ELEMENT The site is located in the Downtown Planning District. The Land Use Plan currently recommends multifamily for both blocks proposed for development, although the eastern block is now zoned GB. The Downtown Little Rock Framework for the future includes a proposed Land Use Plan Amendment for this area. Staff believes the applicant's proposed office development meets the intent of the proposed Urban Mixed Use designation contemplated for the area. The Land Use Plan changes will be considered by the Planning Commission and City Board at a nearby future date. STAFF ANALYSIS Axciom Corporation is proposing to construct a major new office development on the blocks bounded by East 3=d, East 4th, Commerce and Ferry Streets (Blocks 14 and 15, Pope's Addition). The eastern block, Block 14, is now zoned GB, General Business. The western block, Block 15, is currently zoned PD, Planned Development. On November 18, 1980, Sherman Oaks Planned Development was approved for Block 15 and some residential units were constructed. They were subsequently removed. The applicant is now asking that the PD be revoked and the block rezoned to GB. The three requests before the Commission are to revoke the PD (restoring the zoning to HR), to rezone the property from HR to GB and to review a site development plan. Section 36-408(b) of the Zoning Plan for the Central Little Rock Urban Renewal Project states: Additional areas may be included in the general business district subject to a public hearing, a written recommendation by the housing authority or the department of housing and urban development within thirty (30) days, recommendation by the 2 May 27, 1999 ITEM NO.: 18 (Cont.) FILE NO.: Z-6680 planning commission, and approval by the board of directors provided the following requirements are met: (1) The land covers either a minimum area of forty- five thousand (45,000) square feet or one-half a city block exclusive of any alley. (2) The area is adjacent to, not diagnal from, the general business district. (3) Site development plans are submitted to the planning commission. Block 15 is appropriate for rezoning to GB. The blocks adjacent to the south, east and west are zoned GB. The land includes the entire block, 90,000 square feet and the zoning is compatible with uses and zoning in the area. As was stated earlier, the block east of Block 15 is included in Axciom's development plans. This GB zoned block currently contains a small vacant building. The HDR zoned block to the north was developed as a parking lot to support uses in the River Market District. Interstate 30 and a freeway entrance ramp also border the proposed development on the north and east. A large post office facility occupies the two blocks south of the site. The block to the west contains parking lots and the old Tuf-Nut building which is being remodeled for a mixed residential/commercial occupancy. A recommendation of approval of the rezoning has been received from the Housing Authority. Axciom has submitted a "conceptual" site development plan. The plan proposes the construction of an office development which may include one building or "twin" buildings occupying the two blocks. The total maximum height proposed is seventeen stories, seven floors of parking and ten floors of office space. No setback is required in the GB district unless the property abuts a residential district. In this case, the development includes the entirety of two blocks with no abutting residential district. No surface parking has been proposed. The applicant has suggested that a building will be built on one of the blocks, with the second block being developed as a lawn/park- like area as Phase I. A second phase could include development of a second building. Since the GB district allows for full coverage of the site, very little in the way of a site development plan is necessary. 3 May 27, 1999 ITEM NO.: 18 (Cont.) FILE NO.: Z-6680 The GB district has a floor/area ratio of 5.0 which would limit a building occupying the entire property to 5 stories. Axciom is requesting a variance from the Board of Adjustment for the increased height (floor/area ratio). The Downtown Planning District Land Use Plan currently recommends Multifamily for the site, including the block already zoned GB. A proposed Land Use Plan Amendment for this area of downtown will create a new Urban Mixed Use designation. Staff believes Axciom's development meets the intent of the new designation. The Commission and City Board will consider the Land Use Plan Amendment at a nearby future date. STAFF RECOMMENDATION Staff recommends approval of the revocation of Sherman Oaks Planned Development for Block 15, rezoning of Block 15 to GB and the site development plan for Blocks 14 and 15. SUBDIVISION COMMITTEE COMMENT: (MAY 6, 1999) Robert Brown was present representing the application. Staff presented the item. Mr. Brown stated that Axciom was proposing to construct one building on Block 14 and that Block 15 would be used as a park/lawn area at this time. He stated that Axciom was aware that further approval, either from the Planning Commission or the Board of Adjustment, would be necessary prior to development of another building on the second block. It was noted that the proposed building occupied the entire block, leaving very little in the way of a site plan to review. An elevation showing a concept of the proposed building was presented. Jim Lawson, Director of Planning and Development, stated that he had been in contact with the applicant's representatives, urging them to be sensitive in the building's design due to the site's proximity to the River Market and MacArthur Park neighborhoods. Public Works Comments were acknowledged by Mr. Brown who stated that there appeared to be no issues out of the ordinary. The Committee determined that there were no outstanding issues and forwarded the item to the full Commission. 4 May 27, 1999 ITEM NO.: 18 (Cont.) - PLANNING COMMISSION ACTION: FILE NO.: Z-6680 (MAY 27, 1999) Robert Brown, Don Shelton and Reece Rowland were present representing the application. There were no objectors present. Staff presented the item and a recommendation of approval. Robert Brown addressed the Commission and briefly described the proposal. In response to a question from Commissioner Putnam, Mr. Brown stated that the elevation drawing presented to the Commission was representative of the general appearance of the proposed building. Commissioner Berry stated that he felt Axciom's proposal was a good project but that he did have some concerns related to the site plan. Mr. Berry stated that because of recent development in the downtown area, he would like to see the ground level of Axciom's parking deck designed to be more pedestrian friendly, with retail space for example. Reece Rowland, the project architect, stated that he had proposed ground level retail in the parking deck but that it would ultimately be up to the owner to decide. Mr. Rowland also stated that the availability of retail space would be dictated by the number of levels of the parking deck and the number of parking spaces needed by Axciom. Mr. Rowland also stated that he was looking at designing the fagade of the parking deck to be more pedestrian friendly, with a "shop -like" appearance at the ground level. Chairman Earnest asked if the parking deck would be available to patrons of the Alltel Arena currently under construction in North Little Rock. Mr. Rowland responded that such a decision was up to Axciom. Commissioner Berry asked if the Plaza area located in the middle of the site would be accessible to pedestrians. Mr. Rowland responded that the Plaza would be gated after hours to limit access. Ruth Bell, of the League of Women Voters, stated that the League had concerns about the building height. Commissioner Faust asked for further clarification of the issue of pedestrian access through the Plaza. Statements had been made that the plaza would be open and also that the plaza would be gated. During the ensuing discussion between staff, the applicant and the Commission, Robert Brown stated that Axciom's desire was to 5 May 27, 1999 ITEM NO.: 18 -(Cont.) FILE NO.: Z-6680 secure the entire site and, as such, Axciom could not make a commitment to allow access through the site. Commissioner Berry stated that pedestrian access in downtown was vital and that it was inappropriate for Axciom to propose a two block wide barricade in the area. Mr. Berry stated that Axciom was proposing a development that would be more appropriate in a suburban setting. Commissioner Putnam observed that the applicant felt security was a high priority and he urged the Commission not to "kill" the issue over access through the Plaza. Commissioner Berry responded that he was not out to "kill the deal" but that he felt pedestrian access was an important issue in the area. He stated that he felt it was a minor design issue that Axciom should be able to address. Commissioner Lowry noted that Axciom had stated that they would try to keep the plaza open as much as possible. Mr. Lowry stated that he trusted Axciom to do as they said. Jim Lawson, Director of Planning and Development, stated that the Commission could direct staff to work with the applicant to address the issue of access through the site. Don Shelton addressed the Commission and stated that Axciom desired to work with the City on the development. He stated that traffic through the site should not be an issue since Sherman Street does not extend south of this site. The post office occupies the two blocks south of this site and Sherman Street was closed to accommodate that facility. Mr. Shelton emphasized the need for security on the site. Commissioner Faust reiterated her concern that pedestrian traffic be permitted to have access through the site. Mr. Shelton stated that Axciom would work with City Staff to reach a compromise. Commissioner Berry asked if there was a time during the day that the plaza could be left open, perhaps gating the area at night. Mr. Shelton responded that security was needed 24 hours a day, 7 days a week. After a further discussion, Mr. Lawson informed the Commission that staff had a clear understanding of what the Commission 6 May 27, 1999 ITEM NO.: 18 (Cont.) FILE NO.: Z-6680 desired and would work with the applicant to arrive at a satisfactory arrangement. Commissioner Faust commented that she believed Mr. Shelton to be an honorable man and she would take him at his word to work with staff. A motion was made to revoke Sherman Oaks Planned Development, rezone the block to GB and to approve the site plan with an exhortation to work out concerns regarding pedestrian traffic through the site. The motion was approved by a vote of 7 ayes, 0 noes and 4 absent. r7