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HomeMy WebLinkAboutZ-8872 Staff AnalysisITEM NO.: 14. Z-8872 NAME: The MM Cohn Building Main Street Lofts LLC, 510 Main Street Short -form PCD LOCATION: located at 510 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. Will there be a restaurant user which will request outdoor dining within the right of way? If so indicate on the site plan the area proposed for outdoor dining and the anticipated number of seats. 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 131 units per acre. Item # 14. 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. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. ntral 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 received. Item # 14. Planninq 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. 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. 3. 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. 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 # 14. FILE NO.: Z-8872 NAME: The MM Cohn Building Main Street Lofts LLC, 510 Main Street Short -form PCD LOCATION: Located at 510 Main Street DEVELOPER: Scott Reed & Main Street 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: 12,628 Sq. Ft CURRENT ZONING ALLOWED USES: PROPOSED ZONING PROPOSED USE District NUMBER OF LOTS: 1 zoning lot UU, Urban Use District Residential, Office, Commercial PCD FT. NEW STREET: 0 LF Allow multi -family density at a rate greater than the UU Zoning VARIANCESMAIVERS REQUESTED None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The owners of Main Street 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 510 Main Street located in Little Rock, Arkansas and previously known as the MM Cohn Department Store Building. The MM Cohn Building has a significant history with the City of Little Rock. Built in the 1930's this site was a hub for both commercial and cultural events along Main Street for nearly 50 years. With its distinctive art deco facade the MM Cohn Building is a notable historic property along Main Street. The property went FILE NO.: Z-8872 vacant in the early period of the 1980's and has set empty for nearly 30+ years. Main Street Lofts acquired the property in the summer of 2012. The first floors of the property will contain the Arkansas Symphony and a future restaurant or commercial tenant. The basement of the property is set to become parking for tenants and the upper floors 2 — 5 are designed to allow for up to 38 apartment units with tenant amenities such as gyms, theaters, conferencing areas, party rooms, and a proposed rooftop pool and gathering area for guest. The current zoning of the property is UU, Urban Use District which would allow 22 multi -family units. The request is to rezone the property to PCD to allow for additional density in the upper floors for apartments as well as commercial/office uses on the ground floors and basement. The property contains 12,628 square feet and is proposed for up to 38 units. The request also includes the allowance of use of the rooftop for outdoor uses. While parking is not required under the UU, Urban Use Zoning District the development will provide on -site parking in the basement of the Arkansas Annex and MM Cohn Building for up to 55 tenants, additional parking located on the street, in decks and surface lots is ample in the area and within walking distance of the development. B. EXISTING CONDITIONS: The building is a vacant five story commercial building. There are a number of buildings currently under renovation within this area of Main Street. Across Main Street is a building renovated as office space and owned by the State of Arkansas. 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. 2 9I4:804[Q]WA1F:1:Y&X(K•TiT1 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 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. The Mixed Use Urban category provides for a mix of residential, office and commercial uses 3 FILE NO.: Z-8872 (Cont. 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. 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. 3. 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. Staff questioned if the units would be owner occupied or rental units. The applicant stated the units would not be sold. Staff questioned if the development would maintain the UU, Urban Use District uses as allowable uses for the property. The applicant stated the UU, Urban Use Zoning District uses would be maintained. 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. 4 FILE NO.: Z-8872 Cont. 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 any potential restaurant user will not have outdoor dining within the public right of way. The applicant is seeking approval of a PCD zoning for the MM Cohn Department Store Building located at 510 Main Street. The first floors of the property will contain the Arkansas Symphony and a future restaurant or commercial tenants. The basement of the property is set to become parking for tenants and the upper floors 2 — 5 are designed to allow for up to 38 apartment units with tenant amenities such as a gym, theater, conferencing area, party rooms, and a proposed rooftop pool and gathering area for guest. The approval of the PCD would include the allowance of outdoor activities on the rooftop. The requested rezoning to PCD will allow for additional density in the upper floors proposed for apartments. The property contains 12,628 square feet and is proposed for development of up to 38 apartment unit which results in a density for the site 131 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. While parking is not required under the UU, Urban Use Zoning District the development will provide on -site parking in the basement of the Arkansas Annex and MM Cohn Building for up to 55 tenants. Additional parking is located on the street, in decks and surface lots which are within walking distance of the development. 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. 5 FILE NO.: Z-8872 (Cont. 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 or the allowance of the roof for outdoor activities for the tenants of the building will adversely impact the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. 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: (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. 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 8 ayes, 0 noes, 2 absent and 1 recusal (Chairman Rector). [: