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HomeMy WebLinkAboutZ-9423 Staff AnalysisJune 20, 2019 ITEM NO.: 7 FILE NO.: Z-9423 NAME: Second and Louisiana Commercial Parking Lot — Conditional Use Permit LOCATION: 200 S. Louisiana Street OWNER/APPLICANT: Second and Louisiana Properties, LLC/ Thomas R. Pownall PROPOSAL: A conditional use permit is requested to allow development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. SITE LOCATION: The site is located on the west side of S. Louisiana Street, between West 2nd and West 3rd Streets. 2, COMPATIBILITY WITH NEIGHBORHOOD: The property is located in the Downtown Little Rock area, occupied by multi -story buildings and paved parking areas. Paved surface parking lots are located throughout this general area. The applicant proposes to construct a new commercial parking lot utilizing the entire half block area. The parking lot will serve the Stephens Building to the north. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Downtown Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A two -car wide driveway from West 2"d Street will be located near the northwest corner of the property. This will be the only access to the main parking area. A paved alley right-of-way is located along the west property boundary. There will be one (1) row of parking along the east side of the alley right-of-way. There will be a total of 112 paved parking spaces. The entry drive will contain access bars/arms which will limit the access to only those who are permitted to park in the lot. 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements and the requirements of the UU Urban Use District. Junr 20, 2019 ITEM NO.: 7 (Cont. FILE NO._ Z-9423 2. Sec. 36-342.1. - UU urban use district, Street trees a minimum of three-inch caliper shall 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. 3. Street buffers will be required at six (6) percent of the average depth/width of the lot. The minimum dimension shall be one-half ('/2) the full width requirement but in no case be less than nine (9) feet. The lot is approximately 300 feet in width. An eighteen (18) foot street buffer is required adjacent to the 2"d and 3rd street right-of-ways. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights -of -way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. 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. 3rd St. is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. The existing ramps at the street intersections do not comply with CLR standard details. 2 Junr 20, 2019 ITEM NO.: 7 (Cont. FILE NO.: Z-9423 3. Are gates, kiosk, or signage proposed to be installed in alley and at driveways? 4. 2nd St. is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Water: 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. All lines are in underground and in the asphalt alley shown. 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: 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. 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. 9 June 20, 2019 ITEM NO.: 7 Cont. FILE NO.: Z-9423 Buildina Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments pertinent to this application. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Thomas Pownall was present, representing the application. Staff presented the application. Staff asked for some additional information on the project. Staff noted that a variance for reduced street buffers (West 2"d and West 31d Street frontages) and waiver of additional right-of-way dedication for West 2"d Street needed to be requested. The Public Works requirements and the landscape requirements were briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. The property is comprised of an entire half block area located along the west side of S. Louisiana Street, between West 2"d and West 31d Streets. Several one (1) and two (2) story office/commercial buildings are located within the north two-thirds of the overall property. The south third of the half block area is occupied by a paved parking area. The applicant proposes to remove the existing buildings from the site and construct a new 112 space commercial parking lot. There will be one (1) entry drive to the parking area from West 2"d Street at the northwest corner of the property. The entry drive will contain entry bars/arms which will limit the access to only those who are permitted to park in the lot. A paved alley right-of-way is located along the west property line. One (1) row of parking will be located along the east side of the alley right-of-way. The main portion of the parking area (excluding the one (1) row of parking along the alley) will be fenced with a six (6) foot high decorative metal fence. Small signs (six (6) feet maximum height and four (4) square feet maximum area) will be located near the entry drive and along the row of parking adjacent to the alley. The signage will note that the parking area is for permitted parking only. 4 June 20, 2019 ITEM NO.: 7 (Cont. FILE NO.: Z-9423 The applicant is requesting two (2) variances with the proposed development. Section 36-522 of the City's Zoning Ordinance requires a minimum street buffer width of 18 feet along the West 2"d and West 3rd Street frontages. The proposed plan shows nine (9) foot buffers/landscape strips along the two (2) street frontages. Therefore, the applicant is requesting a variance to allow the reduced street buffers. The plan conforms to the City's Landscape Ordinance. The City's Master Street Plan classifies West 2nd Street as a minor arterial, with 45 feet of right-of-way dedication required. West 2"d Street currently has 60 feet of right-of-way existing. At the suggestion of staff, the applicant is requesting a waiver of additional right-of-way dedication for West 2nd Street. The existing right-of-way should be sufficient, as there are existing buildings within the right- of-way area to the east and west. The applicant responded to issues raised at Subdivision Committee by providing a revised site plan to staff. The revised plan shows driveway access bars/arms, fencing and signage, as requested by staff. To staff's knowledge, there are no outstanding issues associated with the application. Staff believes the proposed commercial parking lot located on the UU zoned property at 200 S. Louisiana Street is an appropriate use for this property. The proposed parking lot will be a private parking lot to serve the Stephens Building to the north, and may serve other buildings in the area in the future. The property is located in the downtown area which contains a number of surface parking lots serving surrounding buildings and uses. The proposed parking lot use should be compatible with surrounding uses. Staff believes the proposed commercial parking lot will have no adverse impact on the general area. STAFF RECOMMENDATION. Staff recommends approval of the requested CUP, including buffer variance and waiver of right-of-way dedication for West 2"d Street, subject to the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Any handicap parking spaces on the site must have an accessible route to sidewalks as per ordinance and ADA standards. 3. The site will be limited to the signage shown on the proposed site plan. All signage must be located at least five (5) feet back from property lines. 4. Any site lighting must be low level, shielded and directed into the site. 6'1 June 20, 2019 ITEM NO.: 7 Cont. FILE NO.: Z-9423 PLANNING COMMISSION ACTION: (JUNE 20, 2019) Staff informed the Commission that the applicant submitted a letter to staff on June 13, 2019 requesting this application be deferred to the August 1, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. L October 24, 2019 EM NO.- A FILE NO.: Z-942 NAME: Second and Louisiana Commercial Parking Lot — Conditional Use Permit LOCATION: 200 S. Louisiana Street OWNER/APPLICANT: Second and Louisiana Properties, LLC/ Thomas R. Pownall PROPOSAL: A conditional use permit is requested to allow development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. SITE LOCATION: The site is located on the west side of S. Louisiana Street, between West 2nd and West 3rd Streets. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in the Downtown Little Rock area, occupied by multi -story buildings and paved parking areas. Paved surface parking lots are located throughout this general area. The applicant proposes to construct a new commercial parking lot utilizing the entire half block area. The parking lot will serve the Stephens Building to the north. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the Downtown Neighborhood Association. 3. ON SITE DRIVES AND PARKING: A two -car wide driveway from West 2"d Street will be located near the northwest corner of the property. This will be the only access to the main parking area. A paved alley right-of-way is located along the west property boundary. There will be one (1) row of parking along the east side of the alley right-of-way. There will be a total of 112 paved parking spaces. The entry drive will contain access bars/arms which will limit the access to only those who are permitted to park in the lot. 4. SCREENING AND BUFFERS: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements and the requirements of the UU Urban Use District. October 24, 2019 ITEM NO.: A (Cont. FILE NO.: Z-9423 2. Sec. 36-342.1. - UU urban use district, Street trees a minimum of three-inch caliper shall 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. 3. Street buffers will be required at six (6) percent of the average depth/width of the lot. The minimum dimension shall be one-half (Y2) the full width requirement but in no case be less than nine (9) feet. The lot is approximately 300 feet in width. An eighteen (181 foot street buffer is re uired adjacent to the 2"d and 3rd street right-of-ways. 4. Screening requirements will need to be met for the vehicular use areas adjacent to street rights -of -way. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 5. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum seven and one half (7 1/2) feet in width. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 6. 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: 3rd St. is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 35 feet from centerline will be required. 2. Repair or replace any curb, gutter, sidewalk and access ramps that are damaged and not in compliance with ADA recommendations in the public right-of-way prior to occupancy. The existing ramps at the street intersections do not comply with CLR standard details. 2 October 24, 2019 NO.: A (Cont. FILE NO,: Z-9423 3. Are gates, kiosk, or signage proposed to be installed in alley and at driveways? 4. 2nd St. is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES: Little Rock Water Reclamation Water: Sewer Available to this site_ Enter- Entergy does not object to this proposal. There does not appear to be any conflicts with existing electrical utilities at this location. All lines are in underground and in the asphalt alley shown. 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: 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. 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. 3 October 24, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-9423 Building Codes: No comments received. 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: No comments pertinent to this application. Planning Division: No comments. SUBDIVISION COMMITTEE COMMENT: (MAY 29, 2019) Thomas Pownall was present, representing the application. Staff presented the application. Staff asked for some additional information on the project. Staff noted that a variance for reduced street buffers (West 2nd and West 3rd Street frontages) and waiver of additional right-of-way dedication for West 2"d Street needed to be requested. The Public Works requirements and the landscape requirements were briefly discussed. After the discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS: The applicant is requesting approval of a conditional use permit to allow for the development of a commercial parking lot on the UU zoned property at 200 S. Louisiana Street. The property is comprised of an entire half block area located along the west side of S. Louisiana Street, between West 2"d and West 31d Streets. Several one (1) and two (2) story office/commercial buildings are located within the north two-thirds of the overall property. The south third of the half block area is occupied by a paved parking area. The applicant proposes to remove the existing buildings from the site and construct a new 112 space commercial parking lot. There will be one (1) entry drive to the parking area from West 2"d Street at the northwest corner of the property. The entry drive will contain entry bars/arms which will limit the access to only those who are permitted to park in the lot. A paved alley right-of-way is located along the west property line. One (1) row of parking will be located along the east side of the alley right-of-way. The main portion of the parking area (excluding the one (1) row of parking along the alley) will be fenced with a six (6) foot high decorative metal fence. Small signs (six (6) feet maximum height and four (4) square feet maximum area) will be located near the entry drive and along the row of parking adjacent to the alley. The signage will note that the parking area is for permitted parking only. n October 24, 2019 ITEM NO.: A Cont. FILE NO.: Z-9423 The applicant is requesting two (2) variances with the proposed development. Section 36-522 of the City's Zoning Ordinance requires a minimum street buffer width of 18 feet along the West 2"d and West 3rd Street frontages. The proposed plan shows nine (9) foot buffers/landscape strips along the two (2) street frontages. Therefore, the applicant is requesting a variance to allow the reduced street buffers. The plan conforms to the City's Landscape Ordinance. The City's Master Street Plan classifies West 2nd Street as a minor arterial, with 45 feet of right-of-way dedication required. West 2"d Street currently has 60 feet of right-of-way existing. At the suggestion of staff, the applicant is requesting a waiver of additional right-of-way dedication for West 2"d Street. The existing right-of-way should be sufficient, as there are existing buildings within the right- of-way area to the east and west. The applicant responded to issues raised at Subdivision Committee by providing a revised site plan to staff. The revised plan shows driveway access bars/arms, fencing and signage, as requested by staff. To staff's knowledge, there are no outstanding issues associated with the application. Staff believes the proposed commercial parking lot located on the UU zoned property at 200 S. Louisiana Street is an appropriate use for this property. The proposed parking lot will be a private parking lot to serve the Stephens Building to the north, and may serve other buildings in the area in the future. The property is located in the downtown area which contains a number of surface parking lots serving surrounding buildings and uses. The proposed parking lot use should be compatible with surrounding uses. Staff believes the proposed commercial parking lot will have no adverse impact on the general area. STAFF RECOMMENDATIO Staff recommends approval of the requested CUP, including buffer variance and waiver of right-of-way dedication for West 2"d Street, subject to the following conditions: 1. Compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. 2. Any handicap parking spaces on the site must have an accessible route to sidewalks as per ordinance and ADA standards. 3. The site will be limited to the signage shown on the proposed site plan. All signage must be located at least five (5) feet back from property lines. 4. Any site lighting must be low level, shielded and directed into the site. 5 October 24, 2019 ITEM NO.: A(Cont.)FILE NO.: Z-9423 PLANNING COMMISSION ACTION: (JUNE 20, 2019) Staff informed the Commission that the applicant submitted a letter to staff on June 13, 2019 requesting this application be deferred to the August 1, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the August 1, 2019 agenda. The vote was 8 ayes, 0 noes and 3 absent. STAFF UPDATE: The applicant submitted a revised site plan to staff on July 16, 2019. The revised site plan makes two (2) minor changes to the overall parking lot plan. The applicant has moved the driveway along West 2nd Street from the northwest corner to near the northeast corner of the overall site. The applicant has also added a driveway along the West 3rd Street frontage. Public Works has reviewed the revised site plan and notes support of the revisions. Staff continues to support the application and recommends approval as noted on page 5. of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 1, 2019) Staff informed the Commission that the applicant submitted a letter to staff on July 25, 2019 requesting this application be deferred to the September 12, 2019 agenda. Staff supported the deferral request. The item was placed on the consent agenda and deferred to the September 12, 2019 agenda. The vote was 8 ayes, 0 noes, 2 absent and 1 open position. STAFF UPDATE: The applicant submitted a revised site plan to staff on August 28, 2019. The revised plan makes a few minor changes to the overall parking lot plan. The applicant has removed the proposed parking within the alley right-of-way, along the west side of the property. The revised plan also moves the proposed driveway along the W. 2"d Street frontage to the northwest corner of the site. The revised site plan notes that the overall site will be enclosed with a six (6) foot high decorative metal fence with brick columns. The applicant also notes that an historical plaque/marker located on a bench structure at the southeast corner of the property (not in the right-of-way) will be relocated and placed on one of the .A October 24, 2019 ITEM NO.: A (Cont.) FILE NO.: Z-9423 masonry fence columns near this corner of the property. The revised site plan contains 100 total parking spaces. Public Works has reviewed the revised site plan and approves of the revisions. Staff continues to support the application and recommends approval as noted on page 5. of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 12, 2019) The applicant was present. There were no persons present either in support or opposition. The item was pulled from the proposed consent agenda at the request of a commissioner. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. There were only 7 commissioners present and the chairman offered an opportunity to defer. The applicant asked if he could know what the issue of concern was before deciding whether to defer. Commissioner Berry stated he had seen the buildings being removed from the property. He stated that action seemed premature. Thomas Pownall, representing the applicant, stated he had not been involved in that aspect of the project. He stated his client had purchased the property for the purpose of developing a parking lot on it. Mr. Pownall stated he wished to go forward with the application. In response to a question from Commissioner Berry, Mr. Pownall stated the parking was primarily for Stephens but there could be some spaces available for others. Commissioner Berry voiced his concern about the amount of surface parking downtown and the lack of green space. He stated he could not support this application. Commissioner Rahman stated he did not foresee supporting this application. When again offered the opportunity to defer, Mr. Pownall accepted. A motion was made and seconded to defer the item to the October 24, 2019 agenda. The motion was approved by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. PLANNING COMMISSION ACTION: (OCTOBER 24, 2019) Lucas Hargraves, Thomas Pownall, Val Tilbury and Joe Rantisi were present, representing the application. There was one (1) objector present. Staff presented the application with a recommendation of approval. Lucas Hargraves addressed the Commission in support of the application. He noted that one-third of the property was previously a paved parking lot. He 7 October 24, 2019 ITEM NO.: A (Cont. FILE NO.: Z-9423 explained that the proper process was followed in pursuing the conditional use permit. He further explained that there was a critical need for additional parking for the Stephens Building which has 700 employees. He noted that the new parking lot would free up 100 parking spaces within the City's parking deck. He explained that the parking lot would be enhanced with landscaping and a metal fence with masonry columns. Van Tilbury also addressed the Commission in support. He explained that his company, East Harding Construction, had done many projects in the downtown area and had been associated with Stephens for 30 years. He further explained that his company did an evaluation of the buildings which were previously located on the site and found asbestos, lead paint, termite damage and structural damage, and noted that the buildings needed to be taken down. He noted that the buildings had no historical significance. He also explained that the foundation for the parking lot had been prepared for future vertical construction. Mr. Hargraves explained that there were numerous vacant commercial buildings in the downtown area, and there was a hard time finding tenants. Ruth Bell addressed the Commission in opposition. She expressed concern with additional parking lots in the UU zoning district and briefly discussed her concern. Mr. Hargraves noted that the proposed parking lot would have no adverse impact on the downtown area. Commissioner Berry asked why the buildings were torn down prior to the Commission acting on the CUP application. Mr. Tilbury explained that the buildings were found to be in disrepair and needed to be taken down. He stated that there was no intent to circumvent the process. Commissioner Vogel made comments related to the application and noted that he thought the applicant would do a good job in developing the property. Commissioner Thomas expressed concern with losing natural visibility in the downtown area and the amount of green space in the area. Mr. Tilbury described Stephens' past investment in the downtown area and explained that future vertical construction on this site would depend on the market. Commissioner Stebbins noted that the Capitol Hotel parking lot was a very nice development, and asked if the subject parking lot would be developed like that. Mr. Hargraves noted that it would, with landscaping and metal fencing. 0 October 24, 2019 ITEM NO.: A Cont.) FILE NO.: Z-9423 Commissioner Hart explained that parking was very important in the downtown area. Commissioner Berry made additional comments with request to the UU portion of the zoning ordinance. There was a motion to approve the application, as recommended by staff. The motion passed with a vote of 7 ayes, 3 noes and 1 absent. The application was approved. E