HomeMy WebLinkAboutBOD Staff Report 030823OFFICE OF THE CITY MANAGER
LITTLE ROCK, ARKANSAS
BOARD OF DIRECTORS COMMUNICATION
FEBRUARY 21, 2023 AGENDA
Subject
An Ordinance approving
a Planned Zoning
Development titled
Artspace —PCD (Z-9749)
located at the southwest
corner of East 7th Street and
College Street.
Submitted by:
Department of Planning and
Development
SYNOPSIS
FISCAL IMPACT
RECOMMENDATION
BACKGROUND
Action Required
� Ordinance
Resolution
Approval
Information Report
Approved By
Bruce Moore
City Manager
The applicant proposes to rezone the 1.13 acre property
from "R-4" Two -Family District and "R-4A" Low Density
Residential to "PCD" Planned Commercial District to
allow a mixed use development.
I None
Approval of the Ordinance.
The applicant proposes to rezone a 1.13 acre site from
R-4/R-4A to PCD to allow for the construction of a 4-story,
mixed -use building which will contain 72 living spaces for
residents, commercial tenant spaces, multi -use studio
space, art gallery, community room, outdoor public areas
including a roof top terrace garden and a public porch for
gathering. The site is located at the southwest corner of
E 7th and College Streets.
The property is currently divided into eight (8) undeveloped
tracts located between E 7th and E 8th Street (north/south)
and College Street and McLean Street (east/west). North of
the site contains R-4A zoning and uses. South of the site
BACKGROUND
CONTINUED
contains R-4 zoning and uses. To the east across E 8"' Street
contain primarily I-2/PD-I zoning and uses. PRD and
additional R-4 zoning and uses are contained to the west.
The proposed development is located within the
Presidential Park Overlay District.
The applicant notes a total building square footage of
108,395 square feet and will contain four (4) stories with a
building height of sixty (60) feet.
The site plan indicates setbacks for the north building to be
from 5.69 feet to 6.5 feet along the north property line,
13.99 feet along the east property line and 5 feet to 14 feet
along the west property line. Setbacks for the south
building, per the site plan indicates, a 5 foot setback along
the east property line, 17.35 feet along the south property
line and 2 foot setback along the west property line. Section
36-418(1) requires a fifteen (15) foot building setback along
the west and south property lines. Staff supports the
setbacks for the proposed development and believes they
meet the intent of the DOD.
Section 36-417 of the City's Zoning Ordinance states
buildings in the Presidential Park Overlay Design District
shall not exceed a building height of forty-five (45) feet.
Forty percent (40%) of the proposed buildings gross floor
area is designated for residential apartments, which allows
an additional thirty (30) feet in in building height. The
proposed building height conforms with ordinance
requirements.
The applicant provides the following uses for each level:
1. Level I will contain 8,176 square foot courtyard and
spaces for professional offices, studios, exercise room,
gallery, music, classrooms, assembly rooms, and
residential apartments.
2. Level II will contain a 1,557 square foot terrace,
community room, and residential apartments.
3. Level III will contain only residential apartments.
4. Level IV will contain only residential apartments.
Access to the main building, north along E 7t' Street, is
provided via a concrete drive apron leading to a parking
garage located beneath the building. Parking access for the
building to the south, along E 8t' Street, is accessed via
stairs leading to the parking deck beneath the building.
2
BACKGROUND
CONTINUED
Section 36-419 of the City's Zoning Ordinance does not
require onsite parking for uses within the Presidential Park
Design Overlay District. However, the applicant is
providing 72 parking spaces with a 27,200 square foot
ground -level parking garage, four (4) accessible parking
spaces are also provided and 32 parallel off -site (street
parking) is also provided for a total of 104 parking spaces.
The site plan notes an existing platted alley running
east/west between 8th and McLean Streets.
All landscaping shall comply with Chapter 15 of the City of
Little Rock Landscaping Ordinance. Any variance from the
landscape ordinance must be approved by the Little Rock
City Beautiful Commission.
The applicant is proposing one (1) dumpster location inside
the proposed building. The dumpster area will be accessed
from College Street, through a garage door.
The applicant notes exterior signage to be located on the
exterior of the building's fagades only. All signage must
comply with Section 36-420 of the City's Zoning
Ordinance.
Any sight lighting must be low-level and directed away
from adjacent properties.
On January 12, 2023, the Planning Commission voted
10 ayes, 0 noes, 0 absent and 1 open position, as part of the
Consent Agenda, to approve the PCD rezoning. There were
no objectors present.
All owners of property located within 200 feet of the site
and all neighborhood associations registered with The City
of Little Rock were notified of the public hearing.
Please see the attached Planning Commission minute
record for the complete staff analysis.
3
I ORDINANCE NO.
2
3 AN ORDINANCE APPROVING A PLANNED ZONING
4 DEVELOPMENT AND ESTABLISHING A PLANNED
5 COMMERCIAL DISTRICT TITLED ARTSPACE — PCD,
6 LOCATED AT THE SOUTHWEST CORNER OF EAST 7TH
7 STREET AND COLLLEGE STREET (Z-9749), CITY OF LITTLE
8 ROCK, PULASKI COUNTY, ARKANSAS, AMENDING THE
9 OFFICIAL ZONING MAP OF THE CITY OF LITTLE ROCK;
10 AND FOR OTHER PURPOSES.
11
12 BE IT ORDAINED BY THE BOARD OF DIRECTORS OF THE CITY OF LITTLE
13 ROCK, ARKANSAS.
14
15 SECTION 1. That the zoning classification of the following described property be
16 changed from R-4, Two -Family Residential District and R-4A, Low Density Residential
17 District, to PCD, Planned Commercial District:
18
19 Z-9749 — Described as Lots 1 through 8, Block 8, Woodruff s Addition
20 to the City of Little Rock, Pulaski County, Arkansas and being shown
21 on Plat Recorded in Book AB, Page 210, Records of Pulaski County,
22 Arkansas.
23
24 SECTION 2. That the preliminary site development plan/plat be approved as
25 recommended by the Little Rock Planning Commission.
26
27 SECTION 3. That the change in zoning classification contemplated for Artspace
28 — PCD, located at the Southwest corner of East 7t' Street and College Street (Z-9749) is
29 conditioned upon obtaining final plan approval within the time specified by Chapter 36, Article
30 VII, Section 36-454 (e) of the Code of Ordinances.
31
Page 1 of 2
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SECTION 4. That this Ordinance shall not take effect and be in full force until the
final plan approval.
SECTION 5. That the map referred to in Chapter 36 of the Code of Ordinances of
the City of Little Rock, Arkansas, and designated district map be and is hereby amended to the
extent and in the respects necessary to affect and designate the change provided for in
Section 1 hereof.
SECTION 6. Severability. In the event any title, section, paragraph, item,
sentence, clause, phrase, or word of this ordinance is declared or adjudged to be invalid or
unconstitutional, such declaration or adjudication shall not affect the remaining portions of the
ordinance which shall remain in full force and effect as if the portion so declared or adjudged
invalid or unconstitutional was not originally a part of the ordinance.
SECTION 7. Repealed All laws, ordinances, resolutions, or parts of the same
that are inconsistent with the provisions of this ordinance are hereby repealed to the extent of
such inconsistency.
PASSED:
ATTEST: APPROVED:
City Clerk
APPROVED AS TO FORM:
31 City Attorney
Mayor
Page 2 of 2
FILE NO.: Z-9749
NAME: Artspace - PCD
LOCATION: Southwest corner of E 7th and College Streets
Little Rock, AR 72206
DEVELOPER:
Artspace Projects, Incorporated
250 Third Avenue North, #400
Minneapolis, MN 55401
OWNER/AUTHORIZED AGENT:
One Financial Centre Limited Partnership, LLLP (Owner)
Ed Hankins IV (Agent)
McClelland Consulting Engineers, Inc.
7302 Kanis Road
Little Rock, AR 72204
SURVEYOR/ENGINEER:
Aaron W. Musick
McClelland Consulting Engineers, Inc.
7302 Kanis Road
Little Rock, AR 72204
AREA: 1.13 acres
WARD: 1
CURRENT ZONING:
VARIANCEIWAIVERS:
NUMBER OF LOTS: 8
PLANNING DISTRICT: 7
R-4/R-4A
None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
CENSUS TRACT: 46
The applicant proposes to rezone a 1.13 acre site from R-4/R-4A to PCD to allow
for the construction of a 4-story, mixed -use building which will contain 72 living
spaces for residents, commercial tenant spaces, multi -use studio space, art
gallery, community room, outdoor public areas including a roof top terrace garden
FILE NO.: 2-9749 Cont.
and a public porch for gathering. The site is located at the southwest corner of E
7th and College Streets.
B. EXISTING CONDITIONS:
The property is currently divided into eight (8) undeveloped tracts located between
E 7th and E 8th Street (north/south) and College Street and McLean Street
(east/west). North of the site contain R-4A zoning and uses. South of the site
contain R-4 zoning and uses. To the east across E 8th Street contain primarily
1-2/PD-1 zoning and uses. PRD and additional R-4 zoning and uses are located to
the west. The proposed development is located within the Presidential Park
Overlay District.
C. NEIGHBORHOOD NOTIFICATIONS:
All owners of property located within 200 feet of the site and all neighborhood
associations registered with The City of Little Rock were notified of the public
hearing.
D. ENGINEERING COMMENTS:
1. Boundary street improvements are required per master street plan for a
commercial/collector street standard along McLean Street, East 7th Street,
College Street, and East 8th Street. Boundary street improvements shall
include, but not be limited to, reconstruction of one-half section of the abutting
street if the existing street is not up to city standards. Repair, replace, or
extend existing damaged, missing, and noncompliant curb and gutter,
sidewalk, access ramps or concrete driveway aprons within the public right-
of-way adjacent to the site. Remove abandoned driveway cuts and replace
with curb, gutter, and sidewalk. All work within the public right-of-way shall
conform to City of Little Rock Public Works Standard Details and ADA
guidelines.
2. Additional right of way will be required to be dedicated to the City per master
street plan for a collector/commercial street standard along McLean Street,
East 7th Street, College Street, and East 8th Street.
3. On -site and parallel street accessible parking, accessible ramps, and
accessible route to the building entrance will be required to meet all
accessibility requirements per AR State Fire Prevention Code and ICC
a117.1 (2017).
4. Provide accessible route from the accessible parking stalls' aisles to
proposed buildings' entrances in accordance with Section 402 & 502 of ICC
A117.1-2017 and 2012 Arkansas Fire Prevention Code Sections 1104.
5. Contact Planning and Development Dept., Engineering Division at
501-371-4817 or at 501-918-5348 for inspections of any work in the public
right-of-way prior to placement of concrete or asphalt or for on -site
2
FILE NO.: Z-9749 Cont.
clarification of requirements prior to commencing work. Failure to do so can
result in removal of any improperly placed concrete or asphalt at the expense
of the owner or contractor.
6. A grading permit might be required prior to initiation of work. Grading permits
are issued by the Planning and Development Dept. at 723 West Markham
Street after approval of sediment and erosion control plans, grading and
drainage plans, land survey, drainage study, and soil loss calculations per
City's stormwater management and drainage manual. Contact Planning and
Development Dept., Engineering Division at 501-371-4817 or at
501-918-5348 or Permits4littleFock_gov to schedule an appointment for
issuance or to answer any questions. Permit cost is based on total project
area at $100.00 for the less than'/2 acre, $200.00 for '/z to 1 acre, and $200.00
for the first acre and $100.00 for each additional acre for project greater than
1 acre.
7. Any work involving one (1) or more acres of disturbed area requires a
State of Arkansas NPDES permit. Contact the Arkansas Department of
Environmental Quality, NPDES branch at 501-682-0744 for applications and
information about General Stormwater Discharge Construction Permit
#ARR150000.
8. Damage to public and private property due to hauling operations or
operations of construction related equipment from a construction site shall be
repaired by the responsible party prior to the issuance of a certificate of
occupancy.
9. Provide as -built plans and data entry template of newly installed or modified
public and private stormwater drainage system prior to issuance of the
certificate of occupancy. Provide the as -built plans and data entry template
to Planning and Development Department, Engineering Division by email to
csmith littlerock, ov and cc dwarner littlerock, ov. If you have any
questions or desire additional information, please do not hesitate to contact
Planning and Development Department Engineering Division at 501-371-
4817 or at 501-918-5348 or email Permits aMittlerock.Qov.
10. A maintenance bond for 50% of total construction costs for all completed
public street and drainage improvements within City right of way and as -built
storm drainage infrastructure plans shall be provided to the Department of
Planning and Development before the issuance of a final certificate of
occupancy.
11. The Department requires three (3) phase sediment and erosion control (SEC)
plans to be submitted for all construction projects showing best management
practices (BMPs) for mitigating sediment runoff and erosion along with
vegetation specifications for temporary and permanent soil stabilization.
Phase 1 SEC plans shall show SEC BMPs during the stripping, clearing,
grubbing, and rough grading of the site. Phase 2 SEC plans shall show SEC
BMPs during construction of utilities, buildings, roadway infrastructure and
�c
FILE NO.: Z-9749 Cont.
drainage infrastructure. Phase 3 SEC Plans shall show SEC BMPs for final
grading, seeding, and landscaping of the site.
12. Sediment and Erosion Control plans shall also show the pertinent information
as outlined in ADEQ ARR150000 Permit Part II section A-4-H (1-14) and Part
II section A-4-1-2 (A-B).
13. Per City Rev. Code 29-99, stormwater detention for developments is
required. Provide stormwater detention infrastructure to satisfy this
requirement.
14. A drainage study showing all hydrologic calculations for the site and all
hydraulic calculations for the proposed storm sewer pipe system, swales and
ditches, detention ponds, outlet structures, and inlets is required per City's
stormwater management and drainage manual. For final drainage report,
sign, date, and seal the report per AR State Board of Professional Engineers
and Professional Surveyors rules Article 12, Section B (1) (a). Provide
engineer's certification statement saying this drainage report was conducted
by yourself or directly under your supervision and attesting to the accuracy of
the information within this report.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority:
1. Submit plans and specifications for proposed sewer infrastructure to LRWRA
for review and approval.
Enteray: No comments received.
Summit Utilities: No comments.
AT & T: No comments received.
Central Arkansas Water:
All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. There is an existing 20-inch water main on the west side of College St. Field
locate the water main and place on the plans. Provide a minimum of 10-ft
clearance between the water line and building footing. Special care shall be
taken to avoid disruption of the water line during construction.
3. Provide 20-ft water easement centered on the 20-inch water line.
4. Please submit plans for water facilities to Central Arkansas Water for review.
Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities.
4
FILE NO.: Z-9749 Cont.)
Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and Little Rock Fire Department is required.
5. 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.
Fire ❑egartment:
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. If
the grade exceeds 10 percent, approval will be denied and the applicant must
submit request to be reviewed by Fire Chief for Approval.
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 Fire Marshal Derek N Ingram 501-918-3756
Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comments received.
County Planning: No comments received.
F. BUILDING CODESILANDSCAPE:
Building Code: No comments received.
5
FILE NO.: Z-9749 (Cont.)
Landscape:
1. All landscaping shall comply with Chapter 15 of the City of Little Rock
Landscaping Ordinance. Any variance from the landscape ordinance must be
approved by the Little Rock City Beautiful Commission.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: No comments received.
Planning Division:
The request is in the 1-30 Planning District. The Land Use Plan shows Mixed Use
Urban (MXU) for the requested area. 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. 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 application is to rezone from Low Density Residential District
(R-4A) to Planned Commercial Development (PCD) for a future mixed use
development with residential, office and commercial uses. This site is located
within the Presidential Park Overlay District.
Surrounding the application area, the Land Use Plan Map shows MXU in all
directions. North of E 7th Street are vacant tracts zoned Low Density Residential
District (R-4A). East of College Street is zoned Light Industrial District (1-2), with a
machine shop and metal recycler. To the south of E 8th Street is zoned Two Family
Residential District (R-4) with single family residences. West of McLean Street are
vacant tracts zoned R-4.
Master Street Plan:
E 7th Street, E 8th Street, and McLean Street are Local Street on the Master Street
Plan Map. To the east is College Street which is shown as a Collector on the
Master Street Plan Map. Local Streets that are abutted by non-residential
zoning/use or more intensive zoning than duplexes are considered as "Commercial
Streets". These streets have the same design standard as a Collector. Collectors
are roads designed to connect traffic from Local Streets to Arterials or to activity
centers, with the secondary function of providing access to adjoining property.
Right of way is 60' unless otherwise stated. These streets 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.
6
FILE NO.: Z-9749 (Cont.)
Historic Preservation Plan:
There are no existing historic sites on, or in proximity to, this land.
H. ANALYSIS:
The applicant proposes to rezone a 1.13 acre site from R-4/R-4A to PCD to allow
for the construction of a 4-story, mixed -use building which will contain 72 living
spaces for residents, commercial tenant spaces, multi -use studio space, art
gallery, community room, outdoor public areas including a roof top terrace garden
and a public porch for gathering. The site is located at the southwest corner of
E 7th and College Streets.
The property is currently divided into eight (8) undeveloped tracts located between
E 7th and E 8th Street (north/south) and College Street and McLean Street
(east/west). North of the site contains R-4A zoning and uses. South of the site
contains R-4 zoning and uses. To the east across E 8th Street contain primarily
1-2/PD-1 zoning and uses. PRD and additional R-4 zoning and uses are contained
to the west. The proposed development is located within the Presidential Park
Overlay District.
The applicant notes a total building square footage of 108,395 square feet and will
contain four (4) stories with a building height of sixty (60) feet.
The site plan indicates setbacks for the north building to be from 5.69 feet to 6.5
feet along the north property line, 13.99 feet along the east property line and 5 feet
to 14 feet along the west property line. Setbacks for the south building, per the
site plan indicates, a 5 foot setback along the east property line, 17.35 feet along
the south property line and 2 foot setback along the west property line. Section
36-418(1) requires a fifteen (15) foot building setback along the west and south
property lines. Staff supports the setbacks for the proposed development and
believes they meet the intent of the DOD.
Section 36-417 of the City's Zoning Ordinance states buildings in the Presidential
Park Overlay Design District shall not exceed a building height of forty-five (45)
feet. Forty percent (40%) of the proposed buildings gross floor area is designated
for residential apartments, which allows an additional thirty (30) feet in in building
height. The proposed building height conforms with ordinance requirements.
The applicant provides the following uses for each level:
1. Level I will contain 8,176 square foot courtyard and spaces for professional
offices, studios, exercise room, gallery, music, classrooms, assembly rooms,
and residential apartments.
2. Level II will contain a 1,557 square foot terrace, community room, and
residential apartments.
7
FILE NO.: Z-9749(Cont,)
3. Level III will contain only residential apartments.
4. Level IV will contain only residential apartments.
Access to the main building, north along E 7"1 Street, is provided via a concrete
drive apron leading to a parking garage located beneath the building. Parking
access for the building to the south, along E 81" Street, is accessed via stairs
leading to the parking deck beneath the building.
Section 36-419 of the City's Zoning Ordinance does not require onsite parking for
uses within the Presidential Park Design Overlay District. However, the applicant
is providing 72 parking spaces with a 27,200 square foot ground -level parking
garage, four (4) accessible parking spaces are also provided and 32 parallel off -
site (street parking) is also provided for a total of 104 parking spaces.
The site plan notes an existing platted alley running east/west between 8th and
McLean Streets.
All landscaping shall comply with Chapter 15 of the City of Little Rock Landscaping
Ordinance. Any variance from the landscape ordinance must be approved by the
Little Rock City Beautiful Commission.
The applicant is proposing one (1) dumpster location inside the proposed building.
The dumpster area will be accessed from College Street, through a garage door.
The applicant notes exterior signage to be located on the exterior of the building's
fagades only. All signage must comply with Section 36-420 of the City's Zoning
Ordinance.
Any sight lighting must be low-level and directed away from adjacent properties.
Staff is supportive of the requested PCD rezoning. The applicant's proposed use
of the site is similar to the intensity of other developments in the general area and
feels the proposed use will have no adverse impact on the surrounding properties.
Staff is supportive of the overall concept and agrees that this type of development
will be beneficial to the area.
I. STAFF RECOMMENDATION:
Staff recommends approval of the requested PCD rezoning, subject to compliance
with the comments and conditions outlined in paragraphs ❑, E, and F, and the staff
analysis, of the agenda and staff report.
W
FILE NO.: Z-9749 Cant.
PLANNING COMMISSION ACTION: (JANUARY 12, 2023)
The applicant was present. There were no persons present registered in opposition. Staff
presented the item and a recommendation of approval as outlined in the "staff
recommendation "above. There was no further discussion. The item remained on the
consent agenda for approval as recommended by staff, including all staff comments and
conditions. The vote was 10 ayes, 0 nays, 0 absent and 1 open position.
0