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HomeMy WebLinkAboutZ-8873 Staff AnalysisITEM NO.: 15. Z-8873 NAME: Capitol Lofts LLC, the Hall Davidson Building, 201 — 205 Capitol Avenue Short - form PCD LOCATION: located at 201 — 205 Capitol Avenue 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 143 units per acre. 12. Provide details of the garden court. Item # 15. Variance/Waivers: None requested. ublic 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. 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 received. Item # 15. 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: Capitol Avenue is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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. If the street trees are being proposed to be removed with this application they need to be replaced per the Tree Credit Chart in Chapter 15 of the Landscape Ordinance, City of Little Rock. 3. The street trees along Capitol Avenue will need to be the designated street type for the Capitol Corridor. 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. 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 # 15. FILE NO.: Z-8873 NAME: Capitol Lofts LLC, the Hall Davidson Building, 201 — 205 Capitol Avenue Short -form PCD LOCATION: Located at 201 — 205 Capitol Avenue DEVELOPER: Scott Reed & Capitol Lofts LLC 1001 SW 5tn Avenue, Suite 1100 Portland, OR 97204 FNC,INFFR- Paul D. Fleming, PE SECB 18 Essay Drive Little Rock, AR 72223-9142 AREA: 0.3859 acres CURRENT ZONING ALLOWED USES NUMBER OF LOTS: 1 zoning lot UU, Urban Use District Residential, Office, Commercial ROPOSED ZONING: PCD FT. NEW STREET: 0 LF PROPOSED USE: Allow multi -family density at a rate greater than the UU Zoning District VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: Capitol Lofts LLC is purchasing the Hall and Davidson Building located between 201 — 215 Capitol Avenue at the corner of Louisiana Street from Robert G. Davidson. Capitol Lofts LLC after closing will remediate the environmental issues within both the Hall and Davidson Properties and rehab the upper floors of the 65,000 square foot buildings to allow for 56 multi -family units. Presently the property is zoned UU, Urban Use District. The UU zoning allows for 72 apartment units. The site contains 0.3859 acres in the Original City of Little Rock allowing for a total of 29 apartments. The applicant is proposing a FILE NO.: Z-8873 (Cont. rezoning to allow the density to be increased. The UU, Urban Use Zoning District uses will remain as allowable uses for the property. The applicant will provide parking via a lease agreement for 60 parking spaces with the property owner located directly behind the building for the tenants use. The ground floor will contain commercial and office uses. Floors 2 — 5 will be developed into 56 apartment units. B. EXISTING CONDITIONS: The site is located downtown in the Urban Core of the City. The building is a five (5) story building with multiple tenant lease spaces on the lower level. This area of Capitol Avenue is tree lined. There are several multi -story office buildings located in this block. 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. 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. 2 FILE NO.: Z-8873 (Cont. 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 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: Capitol Avenue is a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 3 FILE NO.: Z-8873 Cont. Bicycle Plan: There are no bike routes shown in the immediate vicinity. 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. If the street trees are being proposed to be removed with this application they need to be replaced per the Tree Credit Chart in Chapter 15 of the Landscape Ordinance, City of Little Rock. 3. The street trees along Capitol Avenue will need to be the designated street type for the Capitol Corridor. 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. 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 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. 4 FILE NO.: Z-8873 (Cont. The applicant is seeking approval of a PCD zoning for the Hall and Davidson Building located between 201 — 215 Capitol Avenue. The developer intends to rehab the upper floors of the 65,000 square foot buildings to allow for 56 multi -family units. The street level will be marketed as retail to users which are allowed within the UU, Urban Use Zoning District. The site contains 0.3859 acres. The UU, Urban Use Zoning District typically allows multi -family to develop at a density of 72 units per acre. The development as proposed would allow an increase in density to 143 units per acre. Within the UU, Urban Use Zoning District no off-street parking is required. The applicant has stated parking will be provide for the residents via a lease agreement for 60 parking spaces within a parking lot located directly behind the building. 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 facade 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 facade 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 the development will comply with the typical requirements of the UU, Urban Use Zoning District. 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. To staff's knowledge there are no remaining outstanding technical issues associated with the request. I. 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. FILE NO.: Z-8873 (Cont. 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 9 ayes, 0 noes and 2 absent. 0