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HomeMy WebLinkAboutZ-9126 Staff AnalysisFILE NO.: Z-91 NAME: Donaghey Building Short -form PCD LOCATION: Located on the southeast corner of 7th and Main Streets DEVELOPER: Jeannie Hilfiker (Owners Representative) of LRMU, LP 623 Herdon Parkway, Suite 360 Herndon, VA 20170 Sl 1R\/FYOR, Global Surveying Consultant, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 0.404 acres NUMBER OF LOTS:1 FT. NEW STREET: 0 LF WARD: 1 PLANNING DISTRICT: 5 - Downtown CENSUS TRACT: 44 CURRENT ZONING ALLOWED USES UU, Urban Use District All enclosed activities PROPOSED ZONING: PCD PROPOSED USE: UU, Urban Use District uses including the allowance of multi -family residential at a density greater than 72 units per acre VARIANCE/WAIVERS: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a rezoning of the site from UU, Urban Use District to PCD, Planned Commercial Development, to allow the conversion of this 14-story structure at Seventh and Main Streets into a mixed use development. The applicant is proposing the use of the basement with 154 on -site storage lockers, 77 bike storage racks, bike work bench and dog wash. The first floor is proposed with a fitness center, laundry facilities, community room, 15 seat movie -theater, meeting rooms and an outdoor patio with lawn. The ground floor will also include an area that is proposed for retail and/or office lease space. The remaining FILE NO.: Z-9126 (Cont. floors will be converted into 154 units of market rate apartments. The applicant indicates an existing skywalk located over 7th Street will be opened to allow residents to access parking spaces in a nearby parking deck. B. EXISTING CONDITIONS: This area of Main Street is primarily owned and used by the State. There are a number of buildings currently under redevelopment in this area to include lease space for residential and non-residential uses. The City's project for improving Main Street is nearing completion but stops at 6th and Main Streets. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received an informational phone call from an area property owner. All property owners located within 200-feet of the site along with the Downtown Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. An appropriate handicap ramp constructed per City of Little Rock Detail are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The new ramp should be installed at the intersection of West 8th and Main Streets and at the alley on West 7th Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged or not in conformance with City of Little Rock standard details in the public right-of-way prior to occupancy. 3. Obtain a franchise agreement from Public Works Bennie Nicolo, bnicolo littlerock.or or 501.371.4818 for any private improvements proposed to be located in the right-of-way. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this site. Capacity fee review required. Contact Little Rock Wastewater for additional information. Entergy: Entergy does not object to this proposal. Discussions with the developer have already begun about electrical load and service requirements and locations of new facilities to serve the building. Centerpoint Energy: No comment received. AT & T: No comment received. 2 FILE NO.: Z-9126 (Cont. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Fire command center and full plan review. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is currently served by METRO in multiple ways through downtown Little Rock. Mixed use development in downtown is supported by and supportive of transit. METRO has objections. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheV@littlerock.org or Mark Alderfer at 501.371.4875; malderfer[a7littlerock.orq. Planning Division: This request is located in the Downtown Planning District, The Land Use Plan shows Mixed Use Urban (MXU). 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 rezone the building to rehab as residential, office and commercial space uses. Master Street Plan: South side of the property is West 7th Street and it is a Collector, east side of the property is Main Street and it is a Minor Arterial on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along West 7th Street. These Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class III Bike Route shown on Main Street. These bike routes require no 3 FILE NO.: Z-9126 (Cont. G additional right-of-way, but either a sign or pavement marking to identify and direct the route. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements, and the Urban Use District. 2. The property is located in the UU urban use district. Street trees a minimum of three-inch caliper will be required. The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eighht (8) feet above the sidewalk. Street trees are to be provided on Main and 7t Streets. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. SUBDIVISION COMMITTEE COMMENT: (March 16, 2016) The applicant was not present. Staff presented an overview of the item stating there were few outstanding technical issues in need of addressing related to the site plan. Staff stated they would contact the applicant to secure any additional items necessary to complete the review process. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has provided staff with updated drawings and a revised cover letter addressing most of the technical issues associated with the request. The applicant is requesting a rezoning of the site from UU, Urban Use District to PCD, Planned Commercial Development, to allow the conversion of this 14-story structure at Seventh and Main Streets into a mixed use development. The applicant is proposing the use of the basement with 154 on -site storage lockers, 77 bike storage racks, bike work bench and dog wash. The first floor is proposed with a fitness center, laundry facilities, community room, 15 seat movie -theater, meeting rooms and an outdoor patio with lawn. The ground floor will also include an area that is proposed for retail and/or office lease space. The remaining floors will be converted into 154 units of market rate apartments. The applicant indicates an existing skywalk located over 7th Street will be opened to allow residents to access parking spaces in a nearby parking deck. The approval of the PCD would include the allowance of outdoor activities. The units are proposed as studio units, The plan includes 38 studio apartments. feet to 561 square feet. There are 63, 1-bedroom units and 2-bedroom units. The units range in size from 402 square 1-bedroom units with sizes ranging from Cl FILE NO.: Z-9126 (Cont. 654 square feet to 771 square feet. The plan includes 53, 2-bedroom units with sizes ranging from 886 square feet to 1,121 square feet. The requested rezoning to PCD will allow for additional density in the upper floors for apartments. The property contains 0.040 acres and is proposed for development of up to 157 unit which results in a density for the site of 388 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 within an adjacent parking deck for tenants. 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. The applicant has indicated signage will include a new illuminated blade sign at the corner of 7th and Main Streets and is proposed 42-inches by 276-inches with 81 square feet of sign area on each side. Two (2) new fabric vertical banners are proposed for 7th Street and two (2) new fabric vertical banners are proposed for Main Street. Each banner will be 32-inches by 144-inches with 30 square feet of signage on each side. Building banners and blade signage will be approximately 402 square feet of signage. There are currently no retail tenants proposed. The applicant has indicated signage will be requested for the tenant as one is secured. The zoning ordinance for the UU, Urban Use Zoning District states off -premises signs are not allowed. Ground -mounted signs are discouraged and may only be permitted as a variance as per Division 2 of Chapter 36. Otherwise, permitted signs shall be as in Section 36-553, signs permitted in institutional and office zones. On the street level, the maximum area of signage may be doubled if at least fifty (50) percent of the street -level office and retail space has direct access to the street. 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. 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. 5 FILE NO.: Z-91 The applicant has indicated fencing will be placed around the green spaced property on the south side of the building. The fence will be eight (8) feet in height and will be either horizontal wood slat fence with aluminum posts or black steel picket fence. Any fencing located within the public right of way will require a franchise agreement with the City. Per the UU, Urban Use Zoning District 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 are to be placed adjacent to alleys if alleys are available. This site has alley access. Staff recommends the dumpster be placed and serviced from the alley. No trash collection will be allowed from the Main Street frontage. 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. Staff feels the redevelopment of the site as proposed by the applicant 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. There will be no garage collection or servicing of dumpsters allowed from the Main Street frontage. PLANNING COMMISSION ACTION: (APRIL 7, 2016) Ms. Jeannie Hilfiker was present representing the request. There was one person present who wished to address the Commission with concerns. 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. Staff stated there would be no garage collection or servicing of dumpsters allowed from the Main Street frontage. Mr. David Sterling, Chief Legal Counsel for the Department of Human Services, addressed the Commission stating they were not opposed to the redevelopment of the building as proposed by the applicant but did want the right to register their right for appeal at a later meeting date if issues related to a pedestrian easement could not be resolved. He stated currently the owners of the building had a pedestrian easement over 7th Street, through the skywalk, to the second floor and down a corridor over an alley and to the parking deck located east of Main Street. He stated the easement was N. FILE NO.: Z-9126 (Cont. through DHS work space. He stated the easement was a corridor easement and the details had not been fully resolved with the future tenants of the building. He stated he did not object to the current project but felt the need to register a concerns at a future date should an agreement not be reached concerning the pedestrian easement. A representative of ADFA (Robert A?) stated he was owner of the building and DHS was their primary tenant. He stated he was present as the owner of the building in case DHS could not address the Commission as the tenant of the building. There was no further discussion. A motion was made to approve the request as presented by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. M ITEM NO.: 20. Z-9126 NAME: Donaghey Building Short -form PCD LOCATION: located on the northwest corner of West 7th and Main Streets Planninq Staff Comments. 1. Provide notification of the property owners located within 200-feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 23, 2016. The Office of Planning and Development must receive the proof of notice no later than April 1, 2016. 2. Provide details of the proposed development including the number of units proposed, amenities to be offered to the residents, any medical/nursing staff to be provided. 3. Provide the proposed phasing plan for the redevelopment of the site. 4. Provide the proposed building elevations, the proposed construction materials, the proposed roof treatment, the roof pitch, elevation of any proposed retaining walls. 5. Is any signage proposed for the new construction? If so provide the location of any proposed signage and provide the height and total square footage. 6. Provide details of any proposed fencing. Provide the location, the total height and the construction material. 7. Provide on the site plan any outdoor patios, areas for outdoor activities and/or areas for outdoor gardens. Variance/Waivers: Public Works Conditions: 1. An appropriate handicap ramp constructed per City of Little Rock Detail are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. The new ramp should be installed at the intersection of West 81h and Main Streets and at the alley on West 7th Street. 2. Repair or replace any curb and gutter or sidewalk that is damaged or not in conformance with City of Little Rock standard details in the public right-of-way prior to occupancy. 3. Obtain a franchise agreement from Public Works Bennie Nicolo, bnicolo@littlerock.orq or 501.371.4818 for any private improvements proposed to be located in the right-of-way. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this site. Capacity fee review required. Contact Little Rock Wastewater for additional information. ITEM NO.: 20. Z-9126 Entergy: Entergy does not object to this proposal. Discussions with the developer have already begun about electrical load and service requirements and locations of new facilities to serve the building. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Fire command center and full plan review. Parks and Recreation: No comment received. County Planning: No comment. Rock Region Metro: Location is currently served by METRO in multiple ways through downtown Little Rock. Mixed use development in downtown is supported by and supportive of transit. METRO has objections. Building Code: Project is subject to full commercial plan review and approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyglittlerock.org or Mark Alderfer at 501.371.4875; malderfer(cD,littlerock. org. Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use Urban (MXU). 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 rezone the building to rehab as residential, office and commercial space uses. Master Street Plan: South side of the property is West 7th Street and it is a Collector, east side of the property is Main Street and it is a Minor Arterial on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. A Minor Arterial provides connections to and through an urban area ITEM NO.: 20. Z-9126 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II Bike Lanes are shown along West 7th Street. These Bike Lanes provide a portion of the pavement for the sole use of bicycles. There is a Class III Bike Route shown on Main Street. These bike routes require no additional right-of-way, but either a sign or pavement marking to identify and direct the route. Landscape-. 1. Site plan must comply with the City's landscape and buffer ordinance requirements, and the Urban Use District. 2. The property is located in the UU urban use district. Street trees a minimum of three- inch caliper will be required. The trees shall be located a minimum of two (2) feet off the back of a curb and shall be thirty (30) feet on center and no closer than thirty (30) feet to a street intersection with a water source provided. The tree canopy shall be maintained at least eight (8) feet above the sidewalk. Street trees are to be provided on Main and 7th Streets. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. 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, March 23, 2016.