Loading...
HomeMy WebLinkAboutZ-9233 Staff AnalysisAugust 3, 2017 ITEM NO.: 3 NAME: LOCATION: OWNER/APPLICANT I04I 603 West Markham Commercial Parking Lot — Conditional Use Permit 603 West Markham Street Capital Group Investors, LLC Z-9233 PROPOSAL: A conditional use permit is requested to allow for the use of the existing parking lot located behind this building as a commercial parking lot. The property is zoned UU, Urban Use District. SITE LOCATION: The proposed commercial parking lot is located behind the building at 603 West Markham Street; south side of Markham, west of Arch Street. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in area characterized by office and governmental uses. City of Little Rock offices and facilities are located along West Markham Street for a block both east and west of the site. Pulaski County offices are located to the east. There are existing commercial surface parking lots located south, southeast and southwest of the site. Numerous commercial surface parking lots are located in the general area. The proposed use is compatible with uses in the area. Notice of the public hearing was sent to all owners of properties located within 200 feet of the site and the Downtown Neighborhood Association. 3. ON SITE DRIVES AND PARKING: This existing asphalt -paved parking lot contains 20 parking spaces. No changes are proposed other than to make improvements to the driveway apron onto Arch Street to comply with Public Works' requirement noted below. 4. SCREENING AND BUFFERS: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Any new site development shall adhere to the current landscape code. August 3, 2017 ITEM NO.: FILE NO.: Z-9233 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. 5. PUBLIC WORKS: 1. The proposed driveway apron should be constructed as a complete apron with 2 radiuses in conformance with CLR standard detail PW-34. The driveway radius cannot extend beyond the side property line. 2. Are gates proposed to be installed? If so, the call box for the gate must be located at least 15 ft. from the back of the sidewalk. 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Little Rock Water Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the east side of the property with no apparent conflicts with existing facilities. Please be careful that all clearances are maintained to overhead power lines as the entrance to the parking is being expanded. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection. Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2 August 3, 2017 ITEM NO.: 3 (Cont.) FILE NO.: Z-9233 Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loading Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey(c-littlerock.org or Mark Alderfer at 501.371.4875; malderfer littlerock.or . Notes: As per previous discussions with Mr. Mark Alderfer: This would be considered an S-2, Enclosed Parking Garage with both floors required to have fire sprinkler installations. A drawing from a licensed Mechanical Engineer would need to be submitted for a code compliant exhaust system. Two compliant exists from each floor will be required as per 2012 Arkansas Fire Prevention Code. 3 August 3, 2017 ITEM NO.: 3 FILE NO.: Z-9233 This will require modifications to both interior and exterior stairs as well as egress path compliance with 2012 Arkansas Fire Prevention Code. Other building elements will be reviewed to include but not be limited to emergency lighting, exit lighting, door hardware, wall penetrations and separations from the existing adjacent occupancy. Handicap code review as per 2009 ANSI. County Planning: No comments. Rock Region METRO: a) Location is currently served by nearby METRO routes 21 Riverdale with many connecting routes adjacent to the property. We do not support adding parking to the central business district where surface lots, parking garages and on -street parking is more than ample. Parking is the highest volume land use in the CBD. Many surface lots are not full during business hours. Transit, biking and walking are great ways to get around downtown without adding more parking. SUBDIVISION COMMITTEE COMMENT (JULY 12, 2017) The applicants were present. Staff presented the item and noted little additional information was needed. Staff informed the Committee members that the CUP was for the surface parking lot behind the building and some of the review comments were related to the proposal to use part of the structure as a parking garage. Staff stated those comments were informational since the enclosed parking garage is a permitted use in the UU District. Staff requested a signage plan. In response to a question, the applicants stated there would be an on -site pay kiosk and it would not be located in the driveway. Public Works Comments were discussed. The applicants stated the driveway apron would be improved and there would be no gate. Utility, Building Codes and Other Agency Comments were noted. The applicant was advised to submit responses to staff issues by July 19. The Committee determined there were no other issues and forwarded the item to the full Commission. 21 August 3, 2017 ITEM NO.: 3 (Co STAFF ANALYSIS: FILE NO.: Z-9233 The "UU" zoned property located at 603 West Markham Street is occupied by a vacant, two-story, brick and frame building. A 20-space parking lot, with access off of Arch Street, is located behind the building. The new owners of the property have plans for redevelopment of the site, including phased redevelopment of the existing building. The first phase is to use the ground floor of the building for a parking structure with access off of West Markham. Future phase will possibly include putting active uses in the building. The proposed parking structure is a permitted use in the UU district, subject to some design criteria which must be met. The applicants are proposing to use the existing surface parking lot behind the building as a commercial parking lot with spaces being rented for hourly, daily and monthly parking. A surface commercial parking lot requires a conditional use permit in the UU district. No change are proposed to this existing parking lot other than for the required improvements to the driveway apron. An existing pole sign will be used. The sign measures 4' X 4' X 12' tall. A pay kiosk will be installed on the south side of the property. To staffs knowledge there are no outstanding issues. Allowing use of the existing parking lot as a surface parking lot is compatible with uses in the area. The plat/bill of assurance for the Original City does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION (AUGUST 3, 2017) The applicants were present. There were no 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 by a vote of 9 ayes, 0 noes and 2 absent. 5 SUBDIVISION COMMITTEE COMMENTS JULY 12, 2017 ITEM NO.: 3. 603 W. MARKHAM COMMERCIAL PARKING PARKING LOT CONDITIONAL USE PERMIT 603 W. MARKAM STREET _ (Z-9233) Planning Staff Comments: 1. The plat/Bill of Assurance for the Original City of Little Rock does not address use issues 2. Provide a signage plan for the surface parking lot 3. Any parking structure with frontage along Markham shall be required to have active uses other than parking (such as office, light retail, personal services and entertainment) or building fagade constructed to meet the standards of this section along the first floor of said frontage. Variance/Waivers: • None requested Public Works: The proposed driveway apron should be constructed as a complete apron with 2 radiuses in conformance with CLR standard detail PW-34. The driveway radius cannot extend beyond the side property line. 2. Are gates proposed to be installed? If so, the call box for the gate must be located at least 15 ft from the back of the sidewalk. Utilities and Fire Department/County Planning Little Rock Water Reclamation Authority: Sewer available to this site. Entergy: Entergy does not object to this proposal. Service is already being provided to this property from the east side of the property with no apparent conflicts with existing facilities. Please be careful that all clearances are maintained to overhead power lines as the entrance to the parking is being expanded. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comments received. AT&T: No comments received. Central Arkansas Water: No objection ITEM NO.: 3. (CON'T) Z-9233 Fire Department: Maintain Access: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. Grade Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. Loadio� Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. Fire Hydrants Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Daniel Tull 501-377-1245) and the Little Rock Fire Marshals Office (Capt. Tony Rhodes 501-918-3757 or Capt. John Hogue 501-918-3754). Number and Distribution of Fire Hydrants as per Table C105.1. Building Codes: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey littlemck.org or Mark Alderfer at 501.371.4875; malderfer@jittlerock.org. Notes: As per previous discussions with Mr. Mark Alderfer: 1. This would be considered an S-2, Enclosed Parking Garage with both floors required to have fire sprinkler installations. 2. A drawing from a licensed Mechanical Engineer would need to be submitted for a code compliant exhaust system. 3. Two compliant exists from each floor will be required as per 2012 Arkansas Fire Prevention Code. a. This will require modifications to both interior and exterior stairs as well as egress path compliance with 2012 Arkansas Fire Prevention Code. 4. Other building elements will be reviewed to include but not be limited to emergency lighting, exit lighting, door hardware, wall penetrations and separations from the existing adjacent occupancy. 5. Handicap code review as per 2009 ANSI. ITEM NO.: 3. CON'T 2-9233 County Planning: No comments Rock Region METRO: a) Location is currently served by nearby METRO routes 21 Riverdale with many connecting routes adjacent to the property. We do not support adding parking to the central business district where surface lots, parking garages and on -street parking is more than ample. Parking is the highest volume land use in the CBD. Many surface lots are not full during business hours. Transit, biking and walking are great ways to get around downtown without adding more parking. Planning, Division: No comments. Landscape: Site plan must comply with the City's minimal landscape and buffer ordinance requirements. Any new site development shall adhere to the current landscape code. 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. Other: Submit responses to staff issues and four (4) copies of a revised site plan (if required) no later than Wednesday, July 19, 2017. Required notices are to be sent via certified mail to all owners of properties located within two hundred (200) feel of the site no later than Wednesday July 19, 2017. The City provided notice form must be used. Proof of notices is to be provided to staff no later than July 28