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HomeMy WebLinkAboutZ-8208 Staff AnalysisFILE NO.: Z-8208 NAME: River Market Tower Short -form PCD LOCATION: Located on the East side of Rock Street, Between East 3rd and East 41" Streets DEVELOPER: Moses, Tucker Real Estate 200 South Commerce Street, Suite 300 Little Rock, AR 72201 FN�INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.26 acres CURRENT ZONING NUMBER OF LOTS: 1 UU FT. NEW STREET: 0 LF ALLOWED USES: Inside and Enclosed "permitted uses" as allowed in the residential, office and commercial districts of Chapter 36 of the Little Rock Code of Ordinances PROPOSED ZONING: PCD PROPOSED USE: Commercial/Residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: River Market Tower will be Little Rock's most innovative approach to condominium living. Situated at the south end of the River Market District in a project to be known as "River Market Place", the tower will be Moses Tucker Real Estate's fourth condominium project in the neighborhood. River Market Tower will combine the best of Little Rock's downtown amenities with a building of unique character and highest quality. FILE NO.: Z-8208 (Cont. River Market Tower will be located on the block bounded by Third, Fourth, Rock and Commerce Streets. In addition, to the residential tower, the block will include a 119 room Hampton Inn and Suites Hotel to be developed by the McKibbon Hotel Group of Gainsville, Georgia (the same group that owns and operates the Courtyard Marriott in First Security Center) and a renovated Tuf-Nut Loft Building (located on the southwest corner of the block) to include approximately 6,000 square feet of new retail space along Commerce Street. Residents of the Tower will enjoy the exciting amenities of the River Market District including the Market Hall, Downtown Library, Clinton Presidential Library and numerous restaurants and shops. The new downtown gourmet grocery being developed at 300 Third Tower will be just across the street. Access to the River Rail Trolley system will be available at the corner of 3rd and Commerce Streets. Bikers and joggers will be only three blocks away from the new River Trail. River Market Tower will offer approximately 150 units of residential condominiums, approximately 400 structured parking spaces for owners and ground floor retail space. An urban garden in the center of the block with a water feature will link to Third Street through a 35-foot wide "paseo". The building will be primarily clad with a glass curtain wall that offers unusual amounts of windows to its residents. Brick will accent the building, particularly on the lower levels. Immediate views will include the Clinton Library and Arkansas River to the east, the River Market to the north and the downtown Little Rock skyline to the west. River Market Tower will be a 20-story high rise project with supporting ground level retail. There will be approximately 150 residential units, approximately 6,000 square feet of ground -floor retail space and approximately 400 parking spaces. The commercial space will front on Third Street, while the residential units will occupy floors five through nineteen. The building will be capped with a party room and observation terrace on the twentieth floor. The building will be a modern, cast -in -place concrete structure with expansive glass walls in all units. Brick will accent the base of the building and portions of the tower. The tower will sit atop the building garage, which will cover the west half of the block. A pedestrian walkway ("paseo") will abut the east side of the tower connecting Third Street to a small, urban plaza in the center of the block. The new Hampton Inn and Suites Hotel and renovated Tuf-Nut retail space will surround the plaza. The entire investment in the block will have a market value in excess of $82 million. River Market Tower will contain a mix of unit types and sizes, including contemporary loft and traditional condominium units. Units on floors six through seventeen will average 1,200 square feet, inclusive of balconies and will be completely finished. Shell units will comprise floors eighteen and nineteen 2 FILE NO.: Z-8208 (Cont. (a total of ten) averaging 2,800 square feet in size. Buildings amenities will include a fitness center, concierge service, swimming pool and gardens, tennis court and basketball court. B. EXISTING CONDITIONS: The Tuf-Nut building is located on the northeast portion of the site. The remainder of the site is vacant. East of the site is the Acxiom building and north of the site is the Arkansas Capitol Commerce Center and parking deck. Northwest of the site is the 300 Third Tower and commercial and residential tower nearing completion. There is a surface parking lot located to the northeast of the site and the Downtown post office branch is located to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Downtown Neighborhood Association, the River Market Neighborhood Association, all residents, who could be identified, located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3. 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). 4. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. 3 FILE NO.: Z-8208 (Cont. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route # 12 — the Presidential Library/Airport Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Commercial Development to allow the construction of street level retail, 150 units of residential condominiums and a parking structure for approximately 400 automobiles. The request does not require a change to the Land Use Plan. Master Street Plan: Third Street is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Rock Street and Fourth Street are both shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a C1 FILE NO.: Z-8208 (Cont. Collector. These streets 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. Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Community Preservation goal states: "Double our population from 7,000 to 14,000 in the next 15 years." The 150 proposed units in this application would increase the population of this area significantly. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Landscaping will be required with any onsite paving. 3. Street trees are required per the Urban Use District requirements. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant provide the total number of units in the Tuf-Nut Building. Mr. Moses stated there were 31 units in the Tuf-Nut Building. Staff also requested the applicant provide the location of the proposed trash dumpsters and details of any proposed building signage. Public Works comments were addressed. Staff stated streetlights would be required and installed prior to final platting or certificate of occupancy. Staff also stated a franchise agreement from Public Works would be required for any improvements located in the right of way. Landscaping comments were addressed. Staff stated street trees were required per the Urban Use District. Staff also stated landscaping would be required with any onsite paving. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has indicated the location of the proposed dumpster facilities and indicated building 5 FILE NO.: Z-8208 (Cont. signage will be utilized within the development consistent with signage allowed in the UU, Urban Use District. River Market Tower will contain a mix of unit types and sizes, including contemporary loft and traditional condominium units. Units on floors six through seventeen will average 1,200 square feet, inclusive of balconies and will be completely finished. Shell units will comprise floors eighteen and nineteen (a total of ten) averaging 2,800 square feet in size. Buildings amenities will include a fitness center, concierge service, swimming pool and gardens, tennis court and basketball court. The building will be a modern, cast -in -place concrete structure with expansive glass walls in all units. Brick will accent the base of the building and portions of the tower. The tower will sit atop the building garage, which will cover the west half of the block. The urban garden/"paseo" will abut the east side of the tower connecting Third Street to a small, urban plaza in the center of the block. The UU, Urban Use District typically regulates building materials. The District allows facade materials to be standard construction materials, except corrugated or ribbed materials. River Market Tower will be a 20-story high rise project with supporting ground level retail. There will be approximately 150 residential units, approximately 6,000 square feet of ground -floor retail space and approximately 400 parking spaces. The commercial space will front on Third Street on the ground floor, while the residential units will occupy floors five through nineteen. Parking will be located on floors one through four. The building will be capped with a party room and observation terrace on the twentieth floor. The UU, Urban Use District typically allows a maximum building height including bonuses of fifteen stories and two hundred twenty-five feet. The applicant is seeking a variance from this typically minimum standard to allow 20-story high rise building on the site. The Tuf-Nut building will be remodeled to include residential and retail space. There will be 31 residential units in the Tuf-Nut building and 5,000 square feet of ground level retail. In addition the UU, Urban Use District typically allows a maximum density per the R-6, high-rise apartment district or 72 units per acre. The site contains 1.26 acres and is proposed with 181 units (150 River Market Tower — 31 Tuf- Nut). The applicant is seeking a variance from the typical minimum ordinance standard to allow the increased density. Per the current zoning a maximum of 90 units would typically be allowed. The hours of operation of the retail space are consistent with commercial uses in the area. The anticipated hours are from 7:00 am to 11:00 pm seven days a week. Signage is proposed to consist of building identification — wall signage on each facade and wall signage for the retail space will not be located above the fourth floor (parking deck). FILE NO.: Z-8208 (Cont. Staff is supportive of the request. Staff feels the development of this high-rise mixed use project on the site should have a positive impact on the area. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the applicant has done a good job in minimizing any impacts of the indicated variances from the typical standards of the UU, Urban Use District zoning regulation. STAFF RECOMMENDATIONS: 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. Staff recommends a 20-foot permanent no build easement be established on the west property line between the Tuf-Nut building and the proposed new River Market Tower. PLANNING COMMISSION ACTION: (MAY 24, 2007) 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 comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation a 20-foot permanent no build easement be established on the west property line between the Tuf-Nut building and the proposed new River Market Tower, Staff also presented a recommendation the applicant comply with airport zoning and FAA regulations regarding the height of the structure. 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 6 ayes, 0 noes, 4 absent and 1 open position. 7 May 24, 2007 ITEM NO.: 24 FILE NO.: Z-8208 NAME: River Market Tower Short -form PCD LOCATION: Located on the East side of Rock Street, Between East Td and East 4 th Streets DEVELOPER: Moses, Tucker Real Estate 200 South Commerce Street, Suite 300 Little Rock, AR 72201 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.26 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 UU FT. NEW STREET: 0 LF Inside and Enclosed "permitted uses" as allowed in the residential, office and commercial districts of Chapter 36 of the Little Rock Code of Ordinances PCD Commercial/Residential VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: River Market Tower will be Little Rock's most innovative approach to condominium living. Situated at the south end of the River Market District in a project to be known as "River Market Place", the tower will be Moses Tucker Real Estate's fourth condominium project in the neighborhood. River Market Tower will combine the best of Little Rock's downtown amenities with a building of unique character and highest quality. May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont. FILE NO.: Z-8208 River Market Tower will be located on the block bounded by Third, Fourth, Rock and Commerce Streets. In addition, to the residential tower, the block will include a 119 room Hampton Inn and Suites Hotel to be developed by the McKibbon Hotel Group of Gainsville, Georgia (the same group that owns and operates the Courtyard Marriott in First Security Center) and a renovated Tuf-Nut Loft Building (located on the southwest corner of the block) to include approximately 6,000 square feet of new retail space along Commerce Street. Residents of the Tower will enjoy the exciting amenities of the River Market District including the Market Hall, Downtown Library, Clinton Presidential Library and numerous restaurants and shops. The new downtown gourmet grocery being developed at 300 Third Tower will be just across the street. Access to the River Rail Trolley system will be available at the comer of 3rd and Commerce Streets. Bikers and joggers will be only three blocks away from the new River Trail. River Market Tower will offer approximately 150 units of residential condominiums, approximately 400 structured parking spaces for owners and ground floor retail space. An urban garden in the center of the block with a water feature will link to Third Street through a 35-foot wide "paseo". The building will be primarily clad with a glass curtain wall that offers unusual amounts of windows to its residents. Brick will accent the building, particularly on the lower levels. Immediate views will include the Clinton Library and Arkansas River to the east, the River Market to the north and the downtown Little Rock skyline to the west. River Market Tower will be a 20-story high rise project with supporting ground level retail. There will be approximately 150 residential units, approximately 6,000 square feet of ground -floor retail space and approximately 400 parking spaces. The commercial space will front on Third Street, while the residential units will occupy floors five through nineteen. The building will be capped with a party room and observation terrace on the twentieth floor. The building will be a modern, cast -in -place concrete structure with expansive glass walls in all units. Brick will accent the base of the building and portions of the tower. The tower will sit atop the building garage, which will cover the west half of the block. A pedestrian walkway ("paseo") will abut the east side of the tower connecting Third Street to a small, urban plaza in the center of the block. The new Hampton Inn and Suites Hotel and renovated Tuf-Nut retail space will surround the plaza. The entire investment in the block will have a market value in excess of $82 million. River Market Tower will contain a mix of unit types and sizes, including contemporary loft and traditional condominium units. Units on floors six through 2 May 24, 2007 SUBDIVISION ITEM NO.: 24 Cont. FILE NO.: Z-8208 seventeen will average 1,200 square feet, inclusive of balconies and will be completely finished. Shell units will comprise floors eighteen and nineteen (a total of ten) averaging 2,800 square feet in size. Buildings amenities will include a fitness center, concierge service, swimming pool and gardens, tennis court and basketball court. B. EXISTING CONDITIONS: The Tuf-Nut building is located on the northeast portion of the site. The remainder of the site is vacant. East of the site is the Acxiom building and north of the site is the Arkansas Capitol Commerce Center and parking deck. Northwest of the site is the 300 Third Tower and commercial and residential tower nearing completion. There is a surface parking lot located to the northeast of the site and the Downtown post office branch is located to the southeast. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Downtown Neighborhood Association, the River Market Neighborhood Association, all residents, who could be identified, located within 300-feet of the site and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3. 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). 4. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the improvements located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to the property. Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. 3 May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont.) FILE NO.: Z-8208 Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route # 12 — the Presidential Library/Airport Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Commercial Development to allow the construction of street level retail, 150 units of residential condominiums and a parking structure for approximately 400 automobiles. The request does not require a change to the Land Use Plan. May 24, 2007 SUBDIVISION ITEM NO.: 24 Cont. FILE NO.: Z-8208 Master Street Plan: Third Street is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Rock Street and Fourth Street are both shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets 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 applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Community Preservation goal states: "Double our population from 7,000 to 14,000 in the next 15 years." The 150 proposed units in this application would increase the population of this area significantly. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Landscaping will be required with any onsite paving. 3. Street trees are required per the Urban Use District requirements. G. SUBDIVISION COMMITTEE COMMENT: (May 3, 2007) The applicant was present. Staff presented an overview of the proposed development stating there were additional items necessary to complete the review process. Staff requested the applicant provide the total number of units in the Tuf-Nut Building. Mr. Moses stated there were 31 units in the Tuf-Nut Building. Staff also requested the applicant provide the location of the proposed trash dumpsters and details of any proposed building signage. Public Works comments were addressed. Staff stated streetlights would be required and installed prior to final platting or certificate of occupancy. Staff also stated a franchise agreement from Public Works would be required for any improvements located in the right of way. Landscaping comments were addressed. Staff stated street trees were required per the Urban Use District. Staff also stated landscaping would be required with any onsite paving. R May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont. FILE NO.: Z-8208 Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the May 3, 2007, Subdivision Committee meeting. The applicant has indicated the location of the proposed dumpster facilities and indicated building signage will be utilized within the development consistent with signage allowed in the UU, Urban Use District. River Market Tower will contain a mix of unit types and sizes, including contemporary loft and traditional condominium units. Units on floors six through seventeen will average 1,200 square feet, inclusive of balconies and will be completely finished. Shell units will comprise floors eighteen and nineteen (a total of ten) averaging 2,800 square feet in size. Buildings amenities will include a fitness center, concierge service, swimming pool and gardens, tennis court and basketball court. The building will be a modern, cast -in -place concrete structure with expansive glass walls in all units. Brick will accent the base of the building and portions of the tower. The tower will sit atop the building garage, which will cover the west half of the block. The urban garden/"paseo" will abut the east side of the tower connecting Third Street to a small, urban plaza in the center of the block. The UU, Urban Use District typically regulates building materials. The District allows fagade materials to be standard construction materials, except corrugated or ribbed materials. River Market Tower will be a 20-story high rise project with supporting ground level retail. There will be approximately 150 residential units, approximately 6,000 square feet of ground -floor retail space and approximately 400 parking spaces. The commercial space will front on Third Street on the ground floor, while the residential units will occupy floors five through nineteen. Parking will be located on floors one through four. The building will be capped with a party room and observation terrace on the twentieth floor. The UU, Urban Use District typically allows a maximum building height including bonuses of fifteen stories and two hundred twenty-five feet. The applicant is seeking a variance from this typically minimum standard to allow 20-story high rise building on the site. The Tuf-Nut building will be remodeled to include residential and retail space. There will be 31 residential units in the Tuf-Nut building and 5,000 square feet of ground level retail. In addition the UU, Urban Use District typically allows a maximum density per the R-6, high-rise apartment district or 72 units per acre. The site contains 9 May 24, 2007 SUBDIVISION ITEM NO.: 24 (Cont. FILE NO.: Z-8208 1.26 acres and is proposed with 181 units (150 River Market Tower — 31 Tuf- Nut). The applicant is seeking a variance from the typical minimum ordinance standard to allow the increased density. Per the current zoning a maximum of 90 units would typically be allowed. The hours of operation of the retail space are consistent with commercial uses in the area. The anticipated hours are from 7:00 am to 11:00 pm seven days a week. Signage is proposed to consist of building identification — wall signage on each facade and wall signage for the retail space will not be located above the fourth floor (parking deck). Staff is supportive of the request. Staff feels the development of this high-rise mixed use project on the site should have a positive impact on the area. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the applicant has done a good job in minimizing any impacts of the indicated variances from the typical standards of the UU, Urban Use District zoning regulation. STAFF RECOMMENDATIONS: 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. Staff recommends a 20-foot permanent no build easement be established on the west property line between the Tuf-Nut building and the proposed new River Market Tower. PLANNING COMMISSION ACTION: (MAY 24, 2007) 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 comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation a 20-foot permanent no build easement be established on the west property line between the Tuf-Nut building and the proposed new River Market Tower. Staff also presented a recommendation the applicant comply with airport zoning and FAA regulations regarding the height of the structure. 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 6 ayes, 0 noes, 4 absent and 1 open position. 7 ITEM NO.: 24, NAME: River Market Tower Short -form PCD LOCATION: located on the East side of Rock Street, Between East 3�d and East 4t" Streets Planning Staff Comments: 1. Provide notification of property owners located within 200 feet of the site, with the certified abstract list, notice form with affidavit executed and mailing. The notice must be mailed no later than May 9, 2007. The Planning and Development must receive the proof of notice no later than 2007. 2. The building is proposed as a 20-story building. the UU Zoning District is 15 stories or 225-feet. 3. The River Market Tower is proposed with 150 Building contains residential units. The maximum complete proof of Office of May 16, The maximum building height for residential units and the Tuf-Nut units allowed per the R-6 zoning district or 72 units per acre. The site contains 1.58 acres, which would allow a maximum of 108 units. 4. Provide the total number of units in the Tuf-Nut Building. 5. Specify the proposed retail uses and provide the days and hours of operation for the retail uses. 6. Provide a more clearly defined site plan indicating all property lines and the building envelopes. 7. Provide the total square footage of retail in the Tuf-Nut Building and the total square footage of retail proposed for the River Market Tower. 8. Provide details of the proposed building signage including retail signage and identification signage for the residential portion of the development. 9. Provide details of the proposed construction materials for the buildings. (Typically non -corrugated or ribbed materials allowed per the UU Zoning District.) 10. Provide details of the proposed trash receptacles and pick-up. 11. Provide details of the proposed screening of the parking deck structure. 12. Provide the total number of parking spaces. Variance/Waivers: Public Works Conditions: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 2. Section 31-403 of the Little Rock code requires streetlights. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering 379-1813 (Steve Philpott) for more information. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. Item # 25 Obtain barricade permit prior to doing any work Engineering at (501) 379-1805 (Travis Herbner). 4. Obtain a franchise agreement from Public Works improvements located in the right-of-way. Utilities and Fire Department/County Planning: in the right-of-way from Traffic (John Barr, 371-4646) for the Wastewater: Sewer available to the property. Capacity Contribution Analysis required. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Please submit plans for the fire protection system to Central Arkansas Water for review. Contact Central Arkansas Water regarding procedures for installation of fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Fire sprinkler systems, which do not contain additives such as antifreeze, shall be isolated with a double detector check valve assembly. If additives are used, a reduced pressure zone backflow preventer shall be required. 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. 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. Fire Department: Install fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route # 12 — the Presidential Library/Airport Route. Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban for this property. The applicant has applied for a Planned Commercial Development to allow the construction of street level retail, 150 units of residential condominiums and a parking structure for approximately 400 automobiles. Item # 25 The request does not require a change to the Land Use Plan. Master Street Plan: Third Street is shown as a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Rock Street and Fourth Street are both shown as Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which area abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets 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 applicant's property lies in the area covered by the Downtown Neighborhood Action Plan. The Community Preservation goal states: "Double our population from 7,000 to 14,000 in the next 15 years." The 150 proposed units in this application would increase the population of this area significantly. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Landscaping will be required with any onsite paving. 3. Street trees are required per the Urban Use District requirements. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, May 9, 2007. Item # 25 June 21, 2012 ITEM NO.: 6 NAME: River Market Tower Revised Short -form PCD LOCATION: Located at 315 Rock Street, Unit 102 DEVELOPER: River Market Tower, LLC 200 River Market Avenue, Suite 200 Little Rock, AR 72201 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 FILE NO.: Z-8208-A AREA: 1.26 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Retail, Office and Residential PROPOSED ZONING: Revised PCD PROPOSED USE: Add food store under 5,000 square feet of gross floor area, with sales of beer or wine VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 19,765 adopted by the Little Rock Board of Directors on June 19, 2007, rezoned the site from UU to PCD to allow the development of the 19-story mixed use building presently located on the site. The applicant proposed the development of the site with retail uses on the first floor and residential units on the remaining floors. The rezoning was necessary to allow an increase in the allowed density per the R-6, High-rise Zoning District. The approval also allowed a variance to allow an increase in building height from the typical standard of the UU Zoning District. The maximum height typically allowed per the UU Zoning District is 15-stories. (The approval allowed for a 20-story building.) June 21, 2012 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8208-A Ordinance No. 20,568 adopted by the Little Rock Board of Directors on April 3, 2012, modified the zoning ordinance to require certain uses be considered as a conditional use permit. Section 10 of Ordinance No. 20,568 amended Section 36-299(c)(2) to add food store under 5,000 square feet of gross floor area, with sales of beer or wine to the listing of conditional use permits. Since the property is zoned PCD a revision to the PCD is being sought to allow the alcohol sales in -lieu of filing a CUP. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: River Market Tower is a 19-story mixed use structure at 315 Rock Street, contains 6,000 square feet of retail/commercial space in three (3) bays that front on East 3rd Street. Dugan's Pub sits on the corner and Workplace Resource occupies the easternmost space. The owner of Dugan's Pub is proposing to open a small market in the middle bay called Stratton's Market at Dugan's Pub. It will sell convenience items such as snacks, soft drinks, aspirin, soap and paper towels, as well as deli meats and fresh flowers. The market will also sell beer and wine, which is the reason for the change in the previously approved PCD. The purpose of the market is to serve a growin area, the daytime office population and visitors residents have voiced an interest in this concept, to respond to this and provide this needed service. B. EXISTING CONDITIONS: g residential population in the in the nearby hotels. Many and the owners are attempting The site is developed with a multi -story multi -use structure. Within the block is a parking deck, the residential tower and a hotel, the Hampton Inn. Across the street is an office building which was developed with a large amount of open space on the site. South of the site is a State Office (Child Support) and southeast is the downtown post office. The CATA Bus transfer station is located to the southwest of the site. There is an approved PRD property located to the northwest which is also a multi -story, multi -use structure which is primarily residential with ground floor retail. 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 and the River Market District Neighborhood Association were notified of the public hearing. 2 June 21, 2012 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8208-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: 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 the size and location of the water meter. 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. Due to the nature of this facility, installation of an approved reduced pressure zone 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 tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within 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: Approved as submitted. County Planning: No comment. CATA: The CATA Travel Center is located on South Cumberland and Rock Streets between 4th Street and Capitol Avenue. Parks and Recreation: No comment received. 3 June 21, 2012 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z-8208-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban (MXU) for this property. This category provides for a mix of residential, office and commercial uses not only in the same block but also within the same structure. This category is intended for older "urban" areas to allow dissimilar uses to exist, which support each other to create a vital area. Development should reinforce the urban fabric creating a 24-hour activity area. Using the Planned Zoning District or the Urban Use District, high and moderate density developments that result in a vital (dense) pedestrian oriented area are appropriate. The applicant has applied for a revision of the existing PCD (Planned Commercial District) zoning to allow a food store less than 5,000 square feet with sales of beer and wine as an allowable use for on the site. Master Street Plan: 3rd Street and Rock Street are Local Streets on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: Class II Bike Lanes are shown along 3rd Street. 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. G. SUBDIVISION COMMITTEE COMMENT: (May 31, 2012) The applicant was present. Staff presented an overview of the request stating the request was to add a food store with less than 5,000 square feet with the sales of beer and wind as an allowable use. Staff stated the applicant had also indicated a portion of the building would be used as a party room. Staff requested more details concerning the proposed party room and if the room would be a banquet room serving the existing restaurant. Staff noted there were no Public Works or landscaping comments. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 0 June 21, 2012 SUBDIVISION ITEM NO.: 6 (Cont.) _ FILE NO.: Z-8208-A H. ANALYSIS: The applicant submitted a response to comments raised at the May 31, 2012, Subdivision Committee meeting. The applicant has indicated the party room will be used as a banquet facility for Dugan's Pub and will not be a separate special events center. The request is to amend the existing PCD zoning to add a food store under 5,000 square feet of gross floor area, with sales of beer or wine as an allowable use. An existing tenant is proposing to open a small market within an available space of the River Market Tower. The market will sell convenience items such as snacks, soft drinks, aspirin, soap and paper towels, as well as deli meats and fresh flowers. The request to allow the sale of beer and wine requires a public review of the request. As noted previously in the Background Section of the write-up Ordinance No. 20,568 adopted by the Little Rock Board of Directors on April 3, 2012, modified the zoning ordinance to require certain uses be considered as a conditional use permit. Section 10 of Ordinance No. 20,568 amended Section 36-299(c)(2) to add a food store under 5,000 square feet of gross floor area, with sales of beer or wine to the listing of conditional use permits. Since the property is currently zoned PCD a revision to the PCD is necessary to allow the alcohol sales in -lieu of filing a CUP. There are no other changes proposed for the allowable uses or the previously approved site plan. Staff is supportive of the request. The site is a fully developed site with most of the lease space occupied. The market will provide a convenience service to the area. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the requested revision to the existing PCD to add a food store under 5,000 square feet of gross floor area, with sales of beer or wine as an allowable use 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. 5 June 21-, 2012 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-8208-A PLANNING COMMISSION ACTION: (JUNE 21, 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 item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. 1.1