HomeMy WebLinkAboutZ-8871 Staff AnalysisITEM NO.: 13, Z-8871
NAME: K Lofts LLC, 315 Main Street Short -form PCD
LOCATION: located at 315 Main Street
Planning 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 June 26, 2013. The Office of
Planning and Development must receive the proof of notice no later than July 5,
2013.
2. Lighting is to be placed so as to reflect away from adjacent residential structures.
Fixtures adjacent to roadways shall be of a design that minimizes glare to the
motoring public.
3. All ground mounted mechanical systems and trash receptacles and pickup shall be
oriented away from a primary street side of the property and screened from the
public right of way. Ground mounted mechanical systems and trash receptacles
shall be placed adjacent to alleys if alleys are available.
4. Street trees a minimum of three inch caliper shall be required. The trees shall be
located a minimum of 2-feet off the back of curb and 30-feet on center and no closer
than 30-feet to a street intersection with a water source provided. Tree canopy shall
be maintained at least 8-feet above the sidewalk.
5. The ground level (street fronting) floor of nonresidential structures shall have a
minimum surface area of 60 percent transparent or window display.
6. Objects shall not project from the building fagade over the public right of way except
for awnings, balconies and signs as specified in Section 36-553. Awnings shall not
project more than 5-feet from the building fagade and have a minimum clearance of
8-feet above the sidewalk. Balconies over the public right of way shall have a
minimum clearance of 9-feet above the sidewalk. The maximum projection shall be
4-feet.
7. Building signage is allowed as permitted in institutional and office zones. On the
street level, the maximum area of signage may be doubled if at least 50 percent of
the street level office and retail space has direct access to the street. Ground signs
are discouraged but may be permitted as a variance.
8. Will the units be maintained or will the units/suites be sold as condo units?
9. Will there be space available for a food store under 5,000 square feet which may sell
beer or wine?
10. Special Events Center, Montego Cafe -
a. The Zoning Board of Adjustment recently approved a request to allow
outdoor dining within the right of way.
b. The request includes the allowance of the basement level as a special
events center.
c. It appears the center will operate as a private club. The hours are
indicated until 2AM seven days per week.
Item # 13.
d. Will the restaurant provide food service to the special events center
activities?
e. Will both the restaurant and the special events center be open during the
same hours?
11.It appears the uses proposed are the uses allowed in the UU, Urban Use Zoning
District. The request is to allow an increase in the overall density of the residential
from 72 units per acre to 200 units per acre.
Variance/Waivers: None requested.
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. The proposed patio has been approved by the Board of Adjustments with conditions.
Staff is currently processing a franchise permit for the patio. The drawing attached to
the application does not show the approved patio setbacks.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project. Capacity Contribution Fee Calculation
required. Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objections. All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water meter.
3. 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.
4. Contact Central Arkansas Water if additional fire protection or metered water service
is required.
5. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer's expense.
6. 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 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 ten days of installation and
Item # 13.
annually thereafter. Contact the Cross Connection Section at 377-1226 if you would
like to discuss backflow prevention requirements for this project.
Fire Department: Place fire hydrant(s) per code. Maintain access. Contact the Little
Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted
Parks and Recreation: No comment.
Planning Division: This request is located in the Downtown Planning District. The Land
Use Plan shows Mixed Use Urban (MXU) for this property. The Mixed Use Urban
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 rezoning from UU (Urban Use District) to PCD (Planned
Commercial District) to a higher density of residential than normally within this mixed -
use development.
Master Street Plan: Main Street is 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. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Main Street since it
is a Minor Arterial. This street may require dedication of right-of-way and may require
street improvements for entrances and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown along Main Street. Bike Routes
require no additional right-of-way or pavement markings, but only a sign to identify and
direct the route.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. The scale is not 1 "=30'; the sketch for the franchise application reflects a patio along
the next lot; therefore, street trees for both lots will need to be in compliancy and
included with this application.
3. Per the UU district standards street trees must be installed with this application,
which will include automatic irrigation and tree grates. If there are currently trees
within this area they must be in good condition or replaced as a part of this
application.
4. Any additional parking must be landscaped in accordance to Chapter 15 of the
Landscape Ordinance, City of Little Rock. It will require additional review and
approval from the Planning Department.
Item # 13.
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, June 26, 2013.
Item # 13.
FILE NO.: Z-8871
NAME: K Lofts LLC, 315 Main Street Short -form PCD
LOCATION: Located at 315 Main Street
DEVELOPER:
Scott Reed & K Lofts LLC
1001 SW 5th Avenue, Suite 1100
Portland, OR 97204
ENGINEER:
Paul D. Fleming, PE SECB
18 Essay Drive
Little Rock, AR 72223-9142
AREA: 7,024 Sq. Ft.
CURRENT ZONING:
ALLOWED USES:
NUMBER OF LOTS: 1 zoning lot
UU, Urban Use District
Residential, Office, Commercial
PROPOSED ZONING: PCD
FT. NEW STREET: 0 LF
PROPOSED USE: Allow multi -family density at a rate greater than the UU Zoning
District and allow a private club
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The owners of K Lofts LLC a registered Limited Liability Corporation in the State
of Arkansas, are applying for a change in the zoning status for the property
commonly known as 315 Main Street located in Little Rock, Arkansas and
previously known as the Gus Blass Wholesale Company Building. Presently at
the property the bottom two floors are retail containing a completely rehabbed
space under the operation of Montego's Cafe. This popular site operates during
the week and weekend and has become a destination for both food and
live music.
FILE NO.: Z-8871 (Copt.
The property is presently zoned UU, Urban Use District. The current plan for the
upper stories of this historic building are 32 apartments spread out over 5 floors.
The property will have a completely updated and modern sprinkler and fire
system, elevators, new stairs serving the entire building and modern apartment
units with a host of upgraded amenities for the tenants within the property.
Parking while not required under the UU zoning will be provided at the 2"d Street
parking deck a block away from the property for tenants.
Density limits for apartments in the UU Zoning District are 72 units per acre of
land. The property land area is approximately 7,000 square feet, which would
only allow the development of 12 units. The applicant is applying for a more
dense multi -family development to allow 32 residential units and one commercial
unit within the 5-story building. To allow the density desired the applicant is
proposing a rezoning to PCD maintaining the UU, Urban Use District uses as
allowable uses for the property -
The request also includes the allowance of a private club within the building.
Montego Cafe plans to provide a full service restaurant offering lunch, dinner
and/or brunch seven days per week. The Cafe also offers live music, dance hall
and an entertainment venue. The business will be open until 2:00 AM seven
days per week.
B. EXISTING CONDITIONS
The UU zoned property at 315 Main Street is occupied by a five -story
commercial building. The first floor of the building contains a restaurant, Montego
Cafe. On April 29, 2013, the Zoning Board of Adjustment approved a request to
allow the restaurant to create an outdoor dining area on the west (Main Street)
side of the building.
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 along with the Downtown
Neighborhood Association, the MacArthur Park Neighborhood Association and
the River Market Neighborhood Association 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. The proposed patio has been approved by the Board of Adjustments with
conditions. Staff is currently processing a franchise permit for the patio. The
drawing attached to the application does not show the approved patio
setbacks.
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FILE NO.: Z-8871 (Cont.)
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project. Capacity Contribution Fee
Calculation required. Contact Little Rock Wastewater for additional information.
Entergy: No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. No objections. All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
2. Contact Central Arkansas Water regarding the size and location of the water
meter.
3. 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.
4. Contact Central Arkansas Water if additional fire protection or metered water
service is required.
5. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
6. 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 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 ten 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: Place fire hydrant(s) per code. Maintain access. Contact the
Little Rock Fire Department for additional information.
County Planning: No comment.
CATA: Approved as submitted
Parks and Recreation: No comment.
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FILE NO.: Z-8871 (Cont.)
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. The Mixed
Use Urban 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
rezoning from UU (Urban Use District) to PCD (Planned Commercial District) to a
higher density of residential than normally within this mixed -use development.
Master Street Plan: Main Street is 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.
Entrances and exits should be limited to minimize negative effects of traffic and
pedestrians on Main Street since it is a Minor Arterial. This street may require
dedication of right-of-way and may require street improvements for entrances
and exits to the site.
Bicycle Plan: There is a Class III Bike Route shown along Main Street. Bike
Routes require no additional right-of-way or pavement markings, but only a sign
to identify and direct the route.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. The scale is not 1 "=30'; the sketch for the franchise application reflects a patio
along the next lot; therefore, street trees for both lots will need to be in
compliancy and included with this application.
3. Per the UU district standards street trees must be installed with this
application, which will include automatic irrigation and tree grates. If there are
currently trees within this area they must be in good condition or replaced as
a part of this application.
4. Any additional parking must be landscaped in accordance to Chapter 15 of
the Landscape Ordinance, City of Little Rock. It will require additional review
and approval from the Planning Department.
G. SUBDIVISION COMMITTEE COMMENT: (June 20, 2013)
The applicants were present. Staff presented an overview of the proposed
development questioning several aspects of the development. Staff questioned if
there would be a food store less than 5,000 square feet selling beer or wine.
E
FILE NO.: Z-8871
Staff also questioned if request was for a private club or a special events center.
The applicant stated the restaurant would operate as a private club. He stated
the reason for the private club license through the Alcohol Beverage Control was
to allow the business to remain open until 2 am seven days per week. He stated
there would be live music and dancing would be allowed on -site. He stated the
restaurant and the private club would operate during the same hours.
Staff noted street trees would be required with the proposed redevelopment. The
applicant stated this area of Main Street was to be redeveloped with landscaping,
hardscaping and rain gardens by the City with grant funds.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional 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 revised comments to staff addressing concerns raised at
the June 20, 2013, Subdivision Committee meeting. The applicant has indicated
there will not be a food store less than 5,000 square feet selling beer or wine.
The applicant has also indicated the units will be maintained as rental and will not
be sold. The applicant is requesting to maintain the UU, Urban Use Zoning
District uses as allowable uses for the property. The applicant has indicated the
restaurant user will have outdoor dining within the public right of way as
approved by the Zoning Board of Adjustment.
The applicant is seeking approval of a PCD zoning for the Gus Blass Wholesale
Company Building located at 315 Main Street. Presently Montego's Cafe is
occupying the basement and main level of the building. The request would allow
the upper floors to be rehabbed into 32 apartments spread out over 5 floors.
Within the 2"d floor tenant space will be reserved for flex space to allow small
office or retail users.
The requested rezoning to PCD will allow for additional density in the upper
floors for apartments. The property contains 7,000 square feet and is proposed
for development of up to 32 unit which results in a density for the site of 200 units
per acre. The UU, Urban Use Zoning District allows for development of
multi -family at a density of 72 units per acre.
Within the UU, Urban Use Zoning District no off-street parking is required.
Parking, while not required under the UU zoning, will be provided at the 2"d
Street parking deck a block away from the property for tenants.
The request also includes the allowance of a private club within the building.
Montego Cafe plans to provide a full service restaurant offering lunch, dinner
and/or brunch seven days per week. The Cafe also offers live music, dance hall
5
FILE NO.: Z-8871 (Cant.
and an entertainment venue. The approval of the private club would allow the
restaurant to be open until 2:00 AM seven days per week.
The applicant has indicated lighting, will be placed so as to reflect away from
adjacent residential structures. The fixtures adjacent to the roadways will be
designed to minimize glare to the motoring public.
Signage will comply with signage allowed within the UU, Urban Use Zoning
District. The applicant does not anticipate the placement of ground signage with
the redevelopment of the site.
Section 36-342.1 states objects shall not project from the building fagade over
the public right of way except for awnings, balconies and signs as specified in
Section 36-553. Awnings shall not project more than 5-feet from the building
fagade and have a minimum clearance of 8-feet above the sidewalk. Balconies
over the public right of way shall have a minimum clearance of 9-feet above the
sidewalk. The maximum projection shall be 4-feet. The applicant has indicated
no new projections or awnings will be added to the building.
Section 36-342.1 states street trees a minimum of three inch caliper shall be
required. The trees shall be located a minimum of 2-feet off the back of curb and
30-feet on center and no closer than 30-feet to a street intersection with a water
source provided. Tree canopy shall be maintained at least 8-feet above the
sidewalk. The applicant has indicated they will work with the City in developing
the streetscape for this area.
Staff is supportive of the request. Staff does not feel the rezoning to PCD to
allow an increase in the allowable density of multi -family for this site will
adversely impact the area. Staff is also supportive of the allowance of a private
club to allow the restaurant user located on the site to operate until 2:00 am
seven days per week. To staff's knowledge there are no remaining outstanding
technical issues associated with the request.
STAFF RECOMMENDATIO
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:
(JULY 11, 2013)
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.
A
FILE NO.: Z-8871 Cont.
There was no further discussion of the item. The chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 9 ayes,
0 noes and 2 absent.
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