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HomeMy WebLinkAboutZ-6809-A Staff AnalysisFILE NO.: Z -6809-A NAME: Marchant and Reese Revised Short -form PD -R LOCATION: Located at 700 South Cedar Street DEVELOPER - Rush and Company, Inc. 577 Valley Club Circle Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.83 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 2 PD -C Hotel PD -R Multi -family VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF Ordinance No. 18,287 adopted by the Little Rock Board of Directors on June 6, 2000, established a Planned Zoning District for the Bed and Breakfast Inn located on the southwest corner of West 7t" Street and South Cedar Street. The proposal included the construction of a 26,426 square foot 60 room hotel with approximately 34 on-site parking spaces. The site was approved for a reduced number of on-site parking spaces but required the applicant to secure a long-term lease with UAMS for an additional 32 parking spaces. The site plan was approved with two (2) sign locations; a four foot high, 24 square foot monument -type sign along West 7t" Street and a 30 foot high, 130 square foot maximum ground -mounted sign at the southwest corner of the property. FILE NO.: 2-6809-A Cont. On March 20, 2003, the Little Rock Planning Commission approved a one-year time extension for the submission of the final development plan. Per Section 36-454(e), the applicant is to file a final development plan within three (3) years of the date of the ordinance approving the preliminary plan. As per the same Section, the applicant may request from the Planning Commission an extension of not more than three (3) years. The applicant stated the hotel's ground breaking had been slowed somewhat due to economic reasons and the unexpected passing of one of the partners in the venture. The applicant stated the additional one-year time extension would insure the time necessary to begin construction. That extension has expired and construction on the new hotel has not commenced. A. PROPOSAL/REQUEST: The applicant is now proposing a revision of the current PD -C zoning to allow the site to develop with PD -R zoning. The applicant has indicated the existing apartment units located on the site will be rehabilitated and marketed as rental units. The applicant has indicated the property consists of two tracts of land; one located at the corner of Cedar Street and West 7th Street, which is used for parking by UAMS; and the second, which is located at the corner of Elm Street and West 7th Street, which has two multi -family apartment buildings with 20 units and 26 parking spaces. According to the applicant, the property is being remodeled and purchased by Rush and Company, Inc. The sixteen two bedroom/1 bath townhouse units will all be painted, have drywall repair, new heating and cooling units installed, electrical repairs and required plumbing repairs and required, new flooring lighting, countertops and new appliances will be installed. The four 1 bedroom efficiency units will be painted, drywall repairs will be made, new heating and air conditioning equipment will be installed, plumbing repairs as needed, new flooring, lighting, countertops and appliances will be installed. The applicant has indicated the exterior repairs will consist of new siding, ironwork, entrance doors, replace wood soffits, storage doors, and repair all entry trim. The applicant has indicated exterior finish work will consist of new asphalt overlay of the parking lot, parking lot striping, landscaping and signage. According to the applicant, UAMS has plans to purchase a portion of the property located near the corner of West 7th and Cedar Streets. The applicant has indicated this area would be used by UAMS as parking or be redesigned to allow for a grand entrance into the hospital site. B. EXISTING CONDITIONS: The site contains two buildings of multi -family housing, which have been boarded for several years. Asphalt parking is located to the east and west of the buildings. UAMS and the VA Hospitals are located to the north and northwest of the site. To the northeast of the site are single-family homes accessed from Cedar Street. iA FILE NO.: Z -6809-A C. E F. NEIGHBORHOOD COMMENTS: As of this writing, staff has received only informational phone calls from area residents and nearby property owner. The Capitol View Stifft Station Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. ENGINEERING COMMENTS: Public Works Conditions: No comment. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedure for reestablishing service to this property. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located near CATA Bus Route #5, the West Markham Route. ISSU ESITEC H NICALIDESIG N : Planning Division: This request is located Land Use Plan shows Public / Institutional applied for a revision to an exiting PCD 3 in the 1-630 Planning District. The for this property. The applicant has to allow for rehabilitation of existing FILE NO.: Z -6809-A (Cont. apartment buildings on site. Since this proposal will utilize an existing building, and will be in character with its historic use, a Plan Amendment is not necessary. Master Street Plan: 7th Street is shown as a Local Street on the Master Street Plan and Cedar is shown as a Collector. The primary function of a Local Street is to provide access to adjacent properties. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Cedar Street is a southbound one-way street, part of the Pine - Cedar Street couplet. 7th Street may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, ll, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Capitol View-Stifft's Station neighborhood action plan. The Private Investment goal is to promote private investment in the neighborhood. Several action statements relate to maintaining low intensity uses at the eastern edge of the UAMS campus near the neighborhood. The Infrastructure goal states a desire to develop and promote investment in the area stating specific objectives relating to infrastructure improvement. In the event that development should occur at this site street, sidewalk, drainage, and landscaping improvements could improve the area character and safety. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the proposed request. Staff noted the development would be required to provide all the required on-site parking. Staff stated the current proposal only included the placement of 26 -on-site parking spaces. Staff stated a development with 20 units would typically require the placement of 30 on-site parking spaces. Staff also questioned the immediate plans for the eastern portion of the site. The applicant indicated the owners were in negotiations with UAMS and the area could potentially be sold to UAMS for their use. The applicant stated there were two possible uses for the area; a grand entrance to the hospital properties or as parking. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided staff with the requested information from the September 8, 2005, Subdivision Committee meeting. The applicant has E FILE NO.: Z -6809-A (Cont. indicated the site will provide the total number of on-site parking spaces to serve the development. The applicant has indicated 26 parking spaces along the western side of the building and four additional spaces will be provided along the eastern side of the building. The applicant has also indicated a portion of the eastern side of the property will be subdivided to allow for future sale to UAMS. The applicant has indicated UAMS will then utilize the property entirely as parking or, at a point in the future, utilize a portion of the area for a grand entrance into their campus. A component of the grand entrance would be signage to identify the campus. Staff is supportive of the proposed uses and conceptual development plan for the site. Staff is supportive of the applicant's request to amend the existing PD -C to PD -R to allow the existing apartment buildings to be rehabilitated. The site contains two apartment buildings with a total of 20 units; 16 two-bedroom units and 4 one -bedroom efficiency units. The applicant has indicated renovations will be completed to "bring the units up to code" and place additional housing stock in the area. In addition, the applicant has indicated the existing parking areas will be resurfaced and striped to improve the appearance of the site. Currently no landscaped areas exist on the site. Typically when a building rehabilitation is undertaken and there is a fifty percent expenditure on the rehabilitation based on current construction cost for new development, a landscaping upgrade equal to the expansion is required. Staff recommends if the rehabilitation cost do not trigger the upgrade requirement that a 50 percent upgrade in landscaping be required to assist in improving the overall appearance of the site. Staff will work with the applicant in the placement of the landscaped areas to ensure the new landscaping provides the desired visual appeal. To staff's knowledge there are no other outstanding issues associated with the proposed request. Staff is supportive of the applicant's request to revise the previously approved PD -C to allow a PD -R zoning classification on the site. Staff feels the rehabilitation of the existing structures and parking area and the addition of landscaping to the site should have a positive impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends that a 50 percent upgrade in landscaping be required, with staff to work with the applicant to determine placement of the new landscaping. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) 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 conditions outlined in paragraphs D, E, F and H 5 FILE NO_: Z -6809-A (Cont. of the agenda staff report. Staff also presented a recommendation that a 50 percent upgrade in landscaping be required, with staff to work with the applicant to determine placement of the new landscaping. 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. D September 29, 2005 ITEM ND.: 10 FILE NO.: 7-6809-A NAME: Marchant and Reese Revised Short -form PD -R LOCATION: Located at 700 South Cedar Street DEVELOPER: Rush and Company, Inc. 577 Valley Club Circle Little Rock, AR 72212 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.83 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 2 PD -C Hotel PD -R Multi -family VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF Ordinance No. 18,287 adopted by the Little Rock Board of Directors on June 6, 2000, established a Planned Zoning District for the Bed and Breakfast Inn located on the southwest corner of West 7th Street and South Cedar Street. The proposal included the construction of a 26,426 square foot 60 room hotel with approximately 34 on-site parking spaces. The site was approved for a reduced number of on-site parking spaces but required the applicant to secure a long-term lease with UAMS for an additional 32 parking spaces. The site plan was approved with two (2) sign locations; a four foot high, 24 square foot monument -type sign along West 7th Street and a 30 foot high, 130 square foot maximum ground -mounted sign at the southwest corner of the property. September 29, 2005 SUBDIVISION ITEM NO.: 10(Cont.)FILE NO.: Z -6809-A On March 20, 2903, the Little Rock Planning Commission approved a one-year time extension for the submission of the final development plan. Per Section 36-454(e), the applicant is to file a final development plan within three (3) years of the date of the ordinance approving the preliminary plan. As per the same Section, the applicant may request from the Planning Commission an extension of not more than three (3) years. The applicant stated the hotel's ground breaking had been slowed somewhat due to economic reasons and the unexpected passing of one of the partners in the venture. The applicant stated the additional one-year time extension would insure the time necessary to begin construction. That extension has expired and construction on the new hotel has not commenced. A. PROPOSAUREQUEST: The applicant is now proposing a revision of the current PD -C zoning to allow the site to develop with PD -R zoning. The applicant has indicated the existing apartment units located on the site will be rehabilitated and marketed as rental units. The applicant has indicated the property consists of two tracts of land; one located at the corner of Cedar Street and West 7th Street, -which is used for parking by UAMS; and the second, which is located at the corner of Elm Street and West 7th Street, which has two multi -family apartment buildings with 20 units and 26 parking spaces. According to the applicant, the property is being remodeled and purchased by Rush and Company, Inc. The sixte6m two bedroom/1 bath townhouse units will all be painted, have drywall repair, new heating and cooling units installed, electrical repairs and required plumbing repairs and required, new flooring lighting, countertops and new appliances will be installed. The four 1 bedroom efficiency units will be painted, drywall repairs will be made, new heating and air conditioning equipment will be installed, plumbing repairs as needed, new flooring, lighting, countertops and appliances will be installed. The applicant has indicated the exterior repairs will consist of new siding, ironwork, entrance doors, replace wood soffits, storage doors, and repair all entry trim. The applicant has indicated exterior finish work will consist of new asphalt overlay of the parking lot, parking lot striping, landscaping and signage. According to the applicant, UAMS has plans to purchase a portion of the property located near the corner of West 7th and Cedar Streets. The applicant has indicated this area would be used by UAMS as parking or be redesigned to allow for a grand entrance into the hospital site. 2 September 29, 2005 SUBDIVISION ITEM NO.: 10 Cont. FILE NO.: Z -6809-A B. EXISTING CONDITIONS: The site contains two buildings of multi -family housing, which have been boarded for several years. Asphalt parking is located to the east and west of the buildings. UAMS and the VA Hospitals are located to the north and northwest of the site. To the northeast of the site are single-family homes accessed from Cedar Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received only informational phone calls from area residents and nearby property owner. The Capitol View Stifft Station Neighborhood Association, along with all property owners located within 200 -feet of the site and all residents who could be identified located within 300 feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Enter. : Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedure for reestablishing service to this property. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. 3 September 29, 2005 SUBfNVISION ITEM NO.: 10 Cont. FILE NO.: Z -6809-A County Plannin : No comment. CATA: The site is located near CATA Bus Route #5, the West Markham Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Public / Institutional for this property. The applicant has applied for a revision to an exiting PCD to allow for rehabilitation of existing apartment buildings on site. Since this proposal will utilize an existing building, and will be in character with its historic use, a Plan Amendment is not necessary. Master Street Pian: 7th Street is shown as a Local Street on the Master Street Plan and Cedar is shown as a Collector. The primary function of a Local Street is to provide access to adjacent properties. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Cedar Street is a southbound one-way street, part of the Pine - Cedar Street couplet. 7th Street may require dedication of right-of-way and may require street improvements. 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 located in an area covered by the Capitol View-Stifft's Station neighborhood action plan. The Private Investment goal is to promote private investment in the neighborhood. Several action statements relate to maintaining low intensity uses at the eastern edge of the UAMS campus near the neighborhood. The Infrastructure goal states a desire to develop and promote investment in the area stating specific objectives relating to infrastructure improvement. In the event that development should occur at this site street, sidewalk, drainage, and landscaping improvements could improve the area character and safety. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) The applicant was present representing the request. Staff presented an overview of the proposed request indicating there were few outstanding issues associated with the proposed request. Staff noted the development would be required to provide all the required on-site parking. Staff stated the current proposal only included the placement of 26 -on-site parking spaces. Staff stated a development with 20 units would typically require the placement of 30 on-site parking spaces. Staff also questioned the immediate plans for the eastern portion of the site. The applicant indicated the owners were in negotiations with 4 September 29, 2005 SUBDIVISION ITEM NO.: 10(Cont,)FILE NO.: 2-6809-A UAMS and the area could potentially be sold to UAMS for their use. The applicant stated there were two possible uses for the area; a grand entrance to the hospital properties or as parking. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided staff with the requested information from the September 8, 2005, Subdivision Committee meeting. The applicant has indicated the site will provide the total number of on-site parking spaces to serve the development. The applicant has indicated 26 parking spaces along the western side of the building and four additional spaces will be provided along the eastern side of the building. The applicant has also indicated a portion of the eastern side of the property will be subdivided to allow for future sale to UAMS. The applicant has indicated UAMS will then utilize the property entirely as parking or, at a point in the future, utilize a portion of the area for a grand entrance into their campus. A component of the grand entrance would be signage to identify the campus. Staff is supportive of the proposed uses and conceptual development plan for the site. Staff is supportive of the applicant's request to amend the existing PD -C to PD -R to allow the existing apartment buildings to be rehabilitated. The site contains two apartment buildings with a total of 20 units; 16 two-bedroom units and 4 one -bedroom efficiency units. The applicant has indicated renovations will be completed to "bring the units up to code" and place additional housing stock in the area. In addition, the applicant has indicated the existing parking areas will be resurfaced and striped to improve the appearance of the site. Currently no landscaped areas exist on the site. Typically when a building rehabilitation is undertaken and there is a fifty percent expenditure on the rehabilitation based on current construction cost for new development, a landscaping upgrade equal to the expansion is required. Staff recommends if the rehabilitation cost do not trigger the upgrade requirement that a 50 percent upgrade in landscaping be required to assist in improving the overall appearance of the site. Staff will work with the applicant in the placement of the landscaped areas to ensure the new landscaping provides the desired visual appeal. To staff's knowledge there are no other outstanding issues associated with the proposed request. Staff is supportive of the applicant's request to revise the previously approved PD --C to allow a PD -R zoning classification on the site. Staff 5 September 29, 2005 SUBDIVISION : 10 (Cont. FILE NO.: Z -6809-A feels the rehabilitation of the existing structures and parking area and the addition of landscaping to the site should have a positive impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends that a 50 percent upgrade in landscaping be required, with staff to work with the applicant to determine placement of the new landscaping. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) 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 conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation that a 50 percent upgrade in landscaping be required, with staff to work with the applicant to determine placement of the new landscaping. 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. A ITEM NO.: 10. FILE NO.: Z -6809-A NAME: Marchant and Reese Revised Short -form PD -R LOCATION: located at 700 South Cedar 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. 2. Provide a Bill of Assurance for Subdivision from the County Clerks Office, Real Estate Records. This Bill of Assurance may be obtained at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. 3. The applicant has indicated the desire is to rehab the existing units on the site for multi -family housing. The applicant has indicated there are 26 on-site parking spaces. The site consists of 20 units of housing contained in two buildings. The ordinance would typically require 30 on-site parking spaces for a multi -family development with 20 units of housing. The development should provide all the required parking typically necessary to serve a multi -family development. 4. What are the immediate plans for the area located to the east of the site? Provide details of the plans for redevelopment of this area. ��r� _1YVariance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available not adversely affected. Enter : Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedure for reestablishing service to this property. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAWS Cross Connection Section within tent days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Public / Institutional for this property. The applicant has applied for a revision to an exiting PCD to allow for rehabilitation of existing apartment buildings on site. Since this proposal will utilize an existing building, and will be in character with its historic use, a Plan Amendment is not necessary. Master Street Plan: 7th Street is shown as a Local Street on the Master Street Plan and Cedar is shown as a Collector. The primary function of a Local Street is to provide access to adjacent properties. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Cedar Street is a southbound one-way street, part of the Pine - Cedar Street couplet. 7th Street may require dedication of right-of- way and may require street improvements. Bicycle Plan: Existing or proposed Class I, 11, or III bikeways are not in the immediate vicinity of the development. Ci Rec❑ nized Nei hborhvvd Action Plan: The property under review is located in an area covered by the Capitol View-Stifft's Station neighborhood action plan. The Private Investment goal is to promote private investment in the neighborhood. Several action statements relate to maintaining low intensity uses at the eastern edge of the UAMS campus near the neighborhood. The Infrastructure goal states a desire to develop and promote investment in the area stating specific objectives relating to infrastructure improvement. In the event that development should occur at this site street, sidewalk, drainage, and landscaping improvements could improve the area character and safety. Landscape-, No comment. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.