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HomeMy WebLinkAboutZ-8101-B Staff AnalysisFILE NO.: Z -8101-B NAME: Bishop Street Short -form PCD LOCATION: Located North of Daisy L. Gatson Bates Drive between Martin Luther King Drive and Bishop Street DEVELOPER: Ron Woods, AIA 2200 South Main Street Little Rock, AR 72206 ENGINEER: Blaylock Threet Engineers, Inc. 1501 Market Street Little Rock, AR 72211 AREA: 0.97 Acres NUMBER OF LOTS: 1 Zoning Lot FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: C-3, General Commercial District and 0-3, General Office District PROPOSED ZONING: Reestablish the PCD PROPOSED USE: C-1, Neighborhood Commercial District and 0-3, General Office District VARIAN CESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,740 adopted by the Little Rock Board of Directors on April 17, 2007 rezoned the site from 0-3, General Office District and C-3, General Commercial District to PCD to allow the redevelopment of the site with a single building containing office and retail uses. The structure contained approximately 20,000 square feet of floor area. The use of the building was a mix of retail and office space. The retail portion included approximately 10,076 square feet and the office space was approximately 10,000 square feet. There were fifty-two (52) onsite parking spaces and the developer FILE NO.: Z -8101-B Cont. was in negotiations with Arkansas Children's Hospital to lease an additional thirty (30) additional parking spaces adjacent to the property to the west. The request included the abandonment of an alley located within the development. The alley was located adjacent to Lots 4 — 6 and Lot 7R Centennial Addition to the City of Little Rock. The alley was abandoned by the Little Rock Board of Directors also on April 17, 2007 by the adoption of Ordinance No. 19,741. A. PROPOSAUREQUESPAPPLICANT'S STATEMENT: The applicant is now requesting to reinstate the previously approved PCD to allow the development of the site with a single building containing 22,000 square feet on two levels. The first floor will be all retail with five (5) tenants, the anchor tenant being a grocery store with 4,500 square feet; three (3) restaurants with a total lease space of 4,586 square feet (1,684 square feet, 1,650 square feet and 1,252 square feet) and 1,914 square feet of general retail lease space. Three areas of outdoor dining are included on the site plan. The second level will be office space with the applicant's architectural firm as the main tenant. The site plan includes 69 on-site parking spaces. B. EXISTING CONDITIONS: The property is located at the northeast corner of Martin Luther King, Jr. Drive, Bishop Street and Daisy L. Gatson Bates Drive and is occupied by three (3) single-family residential structures. There is a mixture of uses in this general area. Arkansas Children's Hospital property is located immediately north and west. The intersection of Martin Luther King, Jr. Drive and Daisy L. Gatson Bates Drive has commercial uses on three of the four corners; these commercial businesses including a barbershop, a strip center and a restaurant. Single-family residential structures and vacant lots are located to the south and southwest. There is an apartment building fronting on Dr. Martin Luther King Jr. Drive to the north of this site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200 -feet of the site, the Downtown and the Central High Neighborhood Associations 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 intersections of Bishop Street and Daisy L. Gatson Bates Drive and the Martin Luther King Drive. 2 FILE NO.: Z -8101-B 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. The alley has been abandoned. 4. Close all existing curb cuts not proposed for use. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the site plan. 8. Sidewalks with appropriate handicap ramps are required to be installed along Bishop Street in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. 9. Driveway aprons must be constructed of concrete. 10. Handicap ramps in accordance with City details are required to be installed at the street intersections and driveways in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 8 -inch sewer main located in the north/south alley of the property. Relocation of the sewer main is required for the project. No permanent building construction is allowed within alley until sewer main is relocated. Entergy: Easements and relocation of existing facilities may be required as a result of the project. All relocation expenses are the responsibility of the customer. Contact Entergy at 569-5448 for additional information. Center -Point Energy: No comment received. AT & T: No comment received. 3 FILE NO.: Z -8101-B (Cont. 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 the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the developer's expense. Due to the nature of the facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment received. CATA: The site is located on CATA Bus Route #11 — the Martin Luther King Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAUDESIGN: PlanninDivision: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use (MX) and Neighborhood Commercial (NC) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The Neighborhood Commercial category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The applicant has applied to re-establish a previously approved PCD (Planned Commercial District) to allow for the development of retail and office on this site. Master Street Plan: Daisy L. Gatson Bates Drive and Dr. Martin Luther King Jr. Drive are both shown as Collectors on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to 4 FILE NO.: Z -8101-B (Cont. Arterials. 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 11 Bike Lanes are shown along Daisy L Gatson Bates Drive. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The dumpster is being shown within the nine foot (9') wide landscape strip along South Bishop Street; relocate. 3. The zoning ordinance requires a nine foot (9) wide land use buffer along the northeasterly portion of the site. Seventy percent (70%) of this area is to remain undisturbed. 4. Building landscaping is required between the building structure and the parking lot; a variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 5. This site is located within the "Designated Mature Area" of the City of Little Rock; therefore, the landscape perimeter amounts can be reduced to six foot nine inches (6-9") where a hardship lies. 6. 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 northeasterly perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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. G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) Mr. Ron Woods was not present representing the request. Staff stated there were few outstanding technical issues associated with the request in need of addressing prior to the full Commission acting on the request. Staff stated they would meet with Mr. Wood to try to resolve any of their concerns prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 FILE NO.: Z -8101-B H. ANALYSIS: The applicant submitted a revised site plan addressing staff's concerns raised at the July 11, 2012, Subdivision Committee meeting. The development is proposed as a two-story building located on the north side of Daisy L Gatson Bates Drive between Dr. Martin Luther King Drive and South Bishop Street. An architectural feature, a clock tower, atop the building is proposed on each end of the building. The maximum height proposed including the clock tower is 50 -feet. The request is to reinstate the previously approved PCD to allow the development of the site with a single building containing 22,000 square feet on two levels. The first floor will be all retail with five (5) tenants, the anchor tenant being a grocery store with 4,500 square feet; three (3) restaurants with a total lease space of 4,586 square feet (1,684 square feet, 1,650 square feet and 1,252 square feet) and 1,914 square feet of general retail lease space. The restaurant users will also have areas of outdoor dining with a total square footage of 1,059 square feet. C-1, Neighborhood Commercial District uses as the uses proposed for the building. The second floor will be 0-1, Quiet Office uses. Parking for a mixed use development is typically provided at one parking space per 225 gross square feet of floor area. The development is proposed with 22,000 square feet of building area and an additional 1,059 square feet of outdoor dining for a total square footage of 23,059 square feet. Based on this typical requirement a total of 102 parking spaces would typically be required. The site plan indicates 69 on-site parking spaces. The building construction is proposed with a building skin of metal wall panels or EIFS that simulates metal wall panels. A flat roof is proposed. All condensing units will be located on the roof of the building. The building will have a parapet wall to screen the mechanical equipment from view. The building will be "pulled up" to the street on all the street sides. The building is located 12 -feet 4 -inches from the western property line and 10 -feet from the southern property line. Access to the parking lots will be from Martin Luther King Drive and South Bishop Street. The existing alley located on the site will be resurfaced and asphalted to a minimum width of 20 -feet from West 13th Street to the parking area to allow proper access. Building signage is proposed on the facades abutting the public streets. Portraits of Dr. Martin Luther King Jr. and Daisy L. Gatson Bates will be placed within the architectural clock tower face. Signage will also be included within the plaza screen wall to identify the tenants of the development. An architectural feature will be included at the entrance to the development on Daisy Gatson Bates Drive and Dr. Martin Luther King Drive. The feature will include a reflecting pool and fountain, decorative planters and a concrete plaza area. Building signage will comply with signage allowed in commercial zones. Al FILE NO.: Z -8101-B The areas of outdoor dining will be fenced with a four foot high metal fence. Screening will be installed along the northern portion of the parking area proposed with 22 parking spaces adjacent to the existing apartment building. The screening has not been determined but will provide the year around screening as required by the buffer ordinance. The applicant has indicated screening will not be provided along the portion of parking abutting property owned by Arkansas Children's Hospital on Bishop Street since the redevelopment of the property will most likely not be residential. Interior landscaping will be provided as required by the landscape ordinance. To comply with the minimum requirement the applicant may lose one or two parking spaces. Staff is supportive of allowing the loss of parking to provide interior landscaping. Although the development is not providing parking as typically required by zoning ordinance staff does not feel this will negatively impact the area. The site is located two blocks from a major employer and the development is proposed as a neighborhood center and not a destination center. Staff feels a number of the neighborhood residents as well as the employees and/or clients from the adjacent hospital and clinics will walk to the center for services. The uses proposed for the center are uses typically found in close proximity to residential areas. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the development as proposed 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: (AUGUST 2, 2012) 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 of the item. The Chair entertained a motion for placement of the item of the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 7 ITEM NO.: a NAME: Bishop Street Short -form PCD Z -8101-B LOCATION: located North of Daisy L Gatson Bates Drive between Martin Luther King Boulevard and Bishop Street Plannina Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. Provide the square footage of the two outdoor dining areas. 3. Provide details of the proposed building materials, roof pitch, roof materials, location of mechanical equipment. 4. The dumpster is located within the required setback along Bishop Street. The dumpster should be relocated outside the building setback. 5. All lighting must be low level and directional, directed downward and into the site. 6. The building is proposed containing 22,000 square feet. Based on the use mix provided a total of 93 to 100 parking spaces will be required to serve the typical parking demands. The site plan includes 49 parking spaces. Additional parking to more closely meet the parking needs must be provided. 7. Provide details of the proposed signage plan including ground signage and building signage. Provide the location of any proposed ground signage and include the total height and total square footage. Provide the location of any proposed building signage and include the percentage of facade area proposed with signage. 8. Provide details of any proposed fencing on the site including location, total height and construction materials. VarianceMaivers: None requested. Public Works Conditions: 1. A 20 foot radial dedication of right-of-way is required at the intersections of Bishop Street and Daisy L. Gatson Bates Drive and the Martin Luther King Jr. Drive. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. The alley has been abandoned. 4. Close all existing curb cuts not proposed for use. 5. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 6. If disturbed area is one (1) or more acres, obtain a NPDES stormwater permit from the Arkansas Department of Environmental Quality prior to the start of construction. Item # 9. 7. Stormwater detention ordinance applies to this property. Show the proposed location for stormwater detention facilities on the site plan. 8. Sidewalks with appropriate handicap ramps are required to be installed along Bishop Street in accordance with Section 31-175 of the Little Rock code and the Master Street Plan. 9. Driveway aprons must be constructed of concrete. 10. Handicap ramps in accordance with City details are required to be installed at the street intersections and driveways in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 11. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1805 (Travis Herbner). Utilities and Fire Department/County Planning: Wastewater: Existing 8 -inch sewer main located in the north/south alley of the property. Relocation of the sewer main is required for the project. No permanent building construction is allowed within alley until sewer main is relocated. Entergy: No comment received - Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Maintain a minimum access of at least 20 -feet. Contact the Little Rock Fire Department for additional information. Coun!y Planning: No comment received. CATA: The site is located on CATA Bus Route #11 — the Martin Luther King Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use (MX) and Neighborhood Commercial (NC) for this property. The Mixed Use category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The Neighborhood Commercial category includes limited small-scale commercial development in close proximity to a neighborhood, providing goods and services to that neighborhood market area. The applicant has applied to re-establish a previously approved PCD (Planned Commercial District) to allow for the development of retail and office on this site. Master Street Plan are both shown as Collector Street is Daisy L. Gatson Bates Drive and Dr. Martin Luther King Jr. Drive Collectors on the Master Street Plan. The primary function of a to provide a connection from Local Streets to Arterials. These Item # 9. 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 Bike Lanes are shown along Daisy L Gatson Bates Drive. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. The dumpster is being shown within the nine foot (9') wide landscape strip along South Bishop Street; relocate. 3. The zoning ordinance requires a nine foot (9') wide land use buffer along the northeasterly portion of the site. Seventy percent (70%) of this area is to remain undisturbed. 4. Building landscaping is required between the building structure and the parking lot; a variance from the City Beautiful Commission must be obtained prior to the issuance of a building permit. 5. This site is located within the "Designated Mature Area" of the City of Little Rock; therefore, the landscape perimeter amounts can be reduced to six foot nine inches (6-9") where a hardship lies. 6. 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 northeasterly perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 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, July 18, 2012. Item # 9.