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HomeMy WebLinkAboutZ-8208-A Staff AnalysisFILE NO.: Z-8208-A NAME: River Market Tower Revised Short -form PCD LOCATION: Located at 315 Rock Street, Unit 102 EVELOPER: 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 AREA: 1.26 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING NUMBER OF LOTS: 1 PCD Retail, Office and Residential Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Add food store under 5,000 square feet of gross floor area, with sales of beer or wine VARIANCESMAIVERS REQUESTED BACKGROUND: None requested. 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.) 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. PROPOSAUREQUEST/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 3�d 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 growing residential population in the area, the daytime office population and visitors in the nearby hotels. Many residents have voiced an interest in this concept, and the owners are attempting to respond to this and provide this needed service. B. EXISTING CONDITIONS: 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. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. FILE NO.: Z-8208-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater- Sewer available to this project. Entergy: No comment received. Center -Point Energy: 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 Planninq: No comment. CATA: The CATA Travel Center is located on South Cumberland and Rock Streets between 4t" Street and Capitol Avenue. Parks and Recreation: No comment received. 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 3 FILE NO.: Z-8208-A (Cont. than 5,000 square feet with sales of beer and wine as an allowable use for on the site. 9 Master Street Plan: 3`d 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. 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. 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 4 FILE NO.: Z-8208-A (Cont. 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. 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. ITEM NO.: 6. NAME: River Market Tower Revised Short -form PCD LOCATION: located at Unit 102 River Market Tower Plannina Staff Comments: FANWIT-IN 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 June 6, 2012. The Office of Planning and Development must receive the proof of notice no later than June 15, 2012. 2. Provide details of the proposed party room as noted in the Arkansas Times. The Times states the room will be rented out. Is the room proposed as a special events center or is the room a banquet room in conjunction with the existing restaurant. VarianceAA(aivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: 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. Item # 6. 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. 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 cresting 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 3d 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. Revised playplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, June 6, 2012. Item # 6.