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HomeMy WebLinkAboutZ-7218 Staff AnalysisAugust 8, 2002 ITEM NO.: E NAME: LOCATION: OWNER/APPLICANT Boyle Building Conditional Use Permit 103 West Capitol Avenue Boyle Realty Company/Joel Ledbetter FILE NO.: Z-7218 PROPOSAL: A conditional use permit is requested to allow for use of a portion of the existing, UU zoned Boyle Building as commercial storage. ORDINANCE DESIGN STANDARDS: 1. SITE LOCATION: The site is located at the southwest corner of Main Street and Capitol Avenue. 2. COMPATIBILITY WITH NEIGHBORHOOD: The Boyle Building is a landmark structure located on one of the most important intersections in the City; Capitol Avenue and Main Street. The blocks surrounding the site contain a variety of uses, primarily office and financial institutions. There are several properties that are in need of attention. Staff is concerned that allowing this industrial storage use would be detrimental to efforts to continue the revitalization of the core of the City. All owners of property located within 200 feet of the site, all residents within 300 feet who could be identified and the Downtown Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: The site has no parking. The building occupies the entirety of the property. The Urban Use District does not require on-site parking. Loading and unloading is proposed to take place off of the alley on the west side of the building. Recessed dock -high doors may be cut into the building at alley level. Typical truck size will range from vans to intermediate sized cube trucks. 4. SCREENING AND BUFFERS: No Comments. 5. PUBLIC WORKS COMMENTS: No Comments. August 8, 2002 SUBDIVISION ITEM NO.: E (Cont. 6. UTILITY, FIRE DEPT. AND CATA COMMENT Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Reliant: Approved as submitted. Southwestern Bell: No Comment received. FILE NO.: Z-7218 Water: Contact Central Arkansas Water regarding fire and domestic water requirements for this building. Due to the nature of the processes used in this facility, installation of an approved reduced pressure zone backflow preventer assembly prior to the first outlet will be required on the domestic water service. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2431. Fire Department: Approved as submitted. County Planning: No Comments. CATA: No Comments received. SUBDIVISION COMMITTEE COMMENT: (MAY 2, 2002) The applicant was not present. Staff informed the Committee that the applicant was considering deferring the item one meeting. Staff presented the item and noted that additional information was needed regarding the specific storage activity being proposed, the area of the building being proposed for storage, loading and unloading procedure and signage. Staff questioned if this would be a permanent use or a "holding" use. Water Utility Comments were noted. There were no other issues discussed. The Committee forwarded the item to the full Commission for final disposition. STAFF ANALYSIS: A conditional use permit is requested to allow for use of a portion of the UU, Urban Use, zoned Boyle Building as commercial storage. The applicant proposes to use up to 60,000 square feet (6-7 floors) of this 12 -story building for "Light Commercial Storage". The applicant describes potential storage uses as document storage (records and files), 2 August 8, 2002 SUBDIVISION ITEM NO.: E (Cont. FILE NO.: Z-7218 self -storage and general business dry storage. Loading and unloading will take place in the alley, west of the building. Recessed dock -high doors may be cut into the building at alley level. The commercial storage is proposed for the lower floors of the building, including the area that was previously occupied by the M.M. Cohn Company. The applicant states the property will probably be redeveloped in the future; that the commercial storage use of the building will most likely be less than five (5) years, but could become long-term depending on market conditions. Staff is not supportive of the requested C.U.P. The Boyle Building is an historic, 12 - story structure located on one of the most important intersections in the City. Capitol Avenue is the State's ceremonial corridor, ending at the front steps of the State Capitol. Main Street, although having fallen on "hard -times" in the recent past, is on the rebound. New development includes the DHS office project and the rehabilitation of the Center Theater. The recently adopted Main Street Corridor Plan envisions redevelopment of this primary street; connecting the established activity nodes currently located at Markham, 8th and 13th Streets with new residential and office/commercial uses. Staff is concerned that converting the Boyle Building into a multi -story mini warehouse could hamper those plans. At the very least, the applicant's proposal does nothing toward furthering the goal of revitalizing this core area with a vibrant mix of residential, office and commercial uses. STAFF RECOMMENDATION: Staff recommends denial of the application. STAFF UPDATE: On May 1, 2002, the applicant requested that this item be deferred. Staff recommends that the item be deferred to the July 11, 2002 meeting. PLANNING COMMISSION ACTION: (MAY 23, 2002) The applicant was not present. There were no objectors present. Staff informed the Commission that the applicant had requested that the item be deferred to the June 20, 2002 meeting. There was no further discussion. The item was placed on the Consent Agenda and deferred to the June 20, 2002 meeting. The vote was 9 ayes, 0 noes and 2 absent. 3 August 8, 2002 SUBDIVISION ITEM NO.: E (Cont.) FILE NO.: Z-7218 PLANNING COMMISSION ACTION: (JUNE 20, 2002) The applicant was present. There were no objectors present. Staff informed the Commission that the applicant, on June 18, 2002, had requested that the item be deferred. The reason offered for the deferral was the applicant's desire to work with staff and to possibly modify the proposal. There was no further discussion. A motion was made to waive the Commission's Bylaws to accept the late request for deferral. The motion was approved by a vote of 6 ayes, 0 noes, 3 absent, 1 open position and 1 recusal (Rector). The item was placed on the Consent Agenda and approved for deferral to the August 8, 2002 meeting by a vote of 6 ayes, 0 noes, 3 absent, 1 open position and 1 recusal (Rector). PLANNING COMMISSION ACTION: (AUGUST 8, 2002) The applicant was not present. Staff informed the Commission that there had been no further action or contract by the applicant since the June 20, 2002 meeting. Staff recommended denial of the application. After a brief discussion of whether to defer the item again, a motion was made and seconded to approve the application, as filed. The vote was 0 ayes, 7 noes, 1 absent, 1 recusing (Rector), 1 abstaining (Nunnley) and 1 open position. The application was denied. E