HomeMy WebLinkAboutZ-8871-B Staff AnalysisMay 15, 2019
ITEM NO.:11
NAME: K-Lofts Revised Short -form PCD
LOCATION: 315 Main Street
Planning Staff Comments:
File No. Z-8871-B
1. Provide notification of the (abutting property owners/property owners 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 May 22, 2019. The Office
of Planning and Development must receive the proof of notice no later than May 31,
2019.
2. Signage will not be permitted on this awning/patio cover
Variance/Waivers: none requested
Engineering Comments:
blic Works Conditions:
1. Contact Shawn Overton, City Attorney, at 501-371-4717 for assistance in
preparation of a franchise agreement resolution to be presented to the Little Rock
Board of Directors for approval for the covered outdoor dining area within the public
right-of-way and assessment of a yearly franchise fee for the permitted
area.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the
private improvement located in the right-of-way.
3. Provide the distance from the outside of the proposed support columns of the
canopy to the landscape edge.
Utilities/Fire DepartmentlParks/Co_unty Planning:
Little Rock Water Reclamation Authority:
Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts with
existing electrical utilities at this location. Our facilities are all underground in this area.
Contact Entergy in advance to discuss electrical service requirements, or adjustments to
existing facilities (if any) as this project proceeds.
ITEM NO.: 11
File No. Z-8871-B
Center pint Energy: No comments received
AT & T: No comments received
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time of
request for water service must be met.
Fire Department:
No comment
Parks and Recreation: No comments received
County Planning: No comments received
Building Codes/Landscape:
Building Code:
Landscape: No comments.
Transportation/Planning:
Rock Region Metro: No comments
Planning Division: This request is located in 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 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 revised PCD (Planned Commercial Development) to install an
awning over the existing patio seating area.
Master Street Plan: West of the property is Main Street and it is shown as a Minor Arterial
Street 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
ITEM NO.: 11 File No. Z-8871-B
Bicycle Plan: There is a Class III Bike Route shown on Main Street. Bike Routes require
no additional right-of-way, but either a sign or pavement marking to identify and direct
the route.
Revised plat/plan: Submit responses to staff issues and four (4) copies of a revised
preliminary plat/plan (to include the additional information as noted above) to staff on or
before May 22, 2019. If you have any questions please contact Dana Carney,
dcarney@littlerock.gov or 501.371.6817 or Jamie Collins, gcollinsccD-littlerock.goy or
501.371.6818.
FILE NO.: Z-8871-B
NAME: K-Lofts Revised Short -form PCD
LOCATION: 315 Main Street
DEVELOPER:
K-Lofts, LLC
Brad McCray, Agent
17200 Chenal Pkwy., Suite 300-342
Little Rock, AR 72223
OWNER/AUTHORIZED AGENT.
K-Lofts/Owner
Brad McCray/Authorized Agent
SURVEYOR/ENGINEER:
White Daters
24 Rahling Circle
Little Rock, AR 72223
AREA: .16 acres
WARD: 1
CURRENT ZONING -
ALLOWED USES:
PROPOSED ZONING:
PROPOSED USE:
NUMBER OF LOTS: 1
PLANNING DISTRICT: 5
W
FT. NEW STREET: 0 LF
CENSUS TRACT: 44
Multifamily and private club with outdoor seating
Revised PCD
Same uses, with addition of canopy over the outdoor
seating area
VARIANCENVAIVERS: Placement of the proposed canopy in the right-of-way
FILE NO.: Z-8871-B Cont.
BACKGROUND:
On April 29, 2013, the Board of adjustment approved a request to allow the restaurant at
315 Main Street to have an area of outdoor dining in the public right-of-way in front of the
building. On August 27, 2014, the Board of Directors passed Ordinance No. 20,772
rezoning the property from UU urban use district to PCD to allow remodeling of the
five -story building to contain 32 apartment units and to allow the restaurant to operate as
a 2:00 am private club, retaining the area of outdoor seating.
Flo
PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant has filed a revision to the PCD to be allowed to erect a canopy over
the existing area of outdoor seating. No expansion of the seating area is proposed.
No change to any other aspect of the approved PCD is proposed. A franchise
application was filed for the canopy, initiating the requirement for revising the PCD.
B. EXISTING CONDITIONS:
The site contains a five story building with commercial uses, including the
restaurant/private club, on the first floor and apartments above. The property is
located on a portion of Main Street that is redeveloping with new office, multifamily,
restaurant and cultural uses.
C. NEIGHBORHOOD COMMENTS:
Notice of the public hearing was sent to all owners of properties located within
200 feet of the site and the Downtown Neighborhood Association.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Contact Shawn Overton, City Attorney, at 501-371-4717 for assistance in
preparation of a franchise agreement resolution to be presented to the Little
Rock Board of Directors for approval for the covered outdoor dining area within
the public right-of-way and assessment of a yearly franchise fee for the
permitted area.
2. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for
the private improvement located in the right-of-way.
3. Provide the distance from the outside of the proposed support columns of the
canopy to the landscape edge.
2
FILE NO.: Z-8871-B Cont.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
Sewer Available to this site.
Entergy:
Entergy does not object to this proposal. There does not appear to be any conflicts
with existing electrical utilities at this location. Our facilities are all underground in
this area. Contact Entergy in advance to discuss electrical service requirements,
or adjustments to existing facilities (if any) as this project proceeds.
Centerpoint Energy: No comments received.
AT & T: No comments received.
Central Arkansas Water:
NO OBJECTIONS; All Central Arkansas Water requirements in effect at the time
of request for water service must be met.
Fire Department: No comment.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODES/LANDSCAPE
Building Code:
Landscape: No comments.
G. TRANSPORTATION/PLANNIN
Rock Region Metro: No comments.
Planning Division: This request is located in 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 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 revised PCD
3
FILE NO.: Z-8871-B (Cont.
(Planned Commercial Development) to install an awning over the existing patio
seating area.
Master Street Plan: West of the property is Main Street and it is shown as a Minor
Arterial Street 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 on Main Street. Bike Routes
require no additional right-of-way, but either a sign or pavement marking to
identify and direct the route.
Revised plat/plan-- Submit responses to staff issues and four (4) copies of a
revised preliminary plat/plan (to include the additional information as noted
above) to staff on or before May 22, 2019. If you have any questions please
contact Dana Carney, dcarney[c-littlerock.goy_ or 501.371.6817 or Jamie Collins,
gcollins@littlerock.gov or 501.371.6818.
H. SUBDIVISION COMMITTEE COMMENT: (May 15, 2019)
The applicant was present. Staff presented the item and noted little additional
information was needed. Staff stated signage would not be permitted on the end
of the canopy. The applicant was advised to submit a plan for any signage
he proposed, noting it would be taken under consideration by staff and the
commission.
Public Works comments were discussed. In response to a question from staff, the
applicant stated the support columns for the canopy would be located inside the
fenced area of the previously approved outdoor seating area, not outside the fence
as was shown of the plans he submitted. The applicant was advised to contact the
City Attorney's office for assistance in preparation of a franchise agreement
resolution to be presented to the Board of Directors for approval for the covered
outdoor seating area within the public right of way; including assessment of a
yearly franchise fee.
Comments from the other departments and reviewing agencies were noted. The
applicant was advised to respond to staff issues by May 22, 2019. The committee
forwarded the item to the full commission.
ANALYSIS:
The applicant is requesting approval of a revision to this PCD to allow for
placement of a canopy over the existing, previously approved area of outdoor
seating. The canopy and its support columns will be located within the area of the
4
FILE NO.: Z-8871-B (Cont.
approved seating. The applicant responded to the issues raised at subdivision
committee. No signage is proposed on the canopy. The applicant will have to
coordinate with Public Works and City Attorney staff on preparation of a franchise
agreement to be presented to the Board of Directors.
To staff's knowledge there are no outstanding issues. The outdoor seating and the
associated canopy are located in front of the building at 315 Main Street and also
extend in front of the parking lot located on the property adjacent to the south. That
adjacent property is owned by the Arkansas Teachers Retirement System and
leased to the Rose Law Firm. Neither those two parties object to the proposal to
erect the canopy as proposed.
STAFF RECOMMENDATION:
Staff recommends approval of the requested revised PCD subject to compliance
with the following conditions:
1. Compliance with the comments and conditions outlined in paragraphs D, E and
F and the staff analysis in the agenda staff report.
2. Approval of a franchise by the Board of Directors.
PLANNING COMMISSION ACTION:
(JUNE 6, 2019)
The applicant was present. There were no registered objectors present. Staff presented
the item and a recommendation of approval as outlined in the "staff recommendation"
above. There was no further discussion. The item was placed on the consent agenda
and approved as recommended by staff, including all staff comments and conditions. The
vote was 8 ayes, 0 noes and 3 absent.
5