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HomeMy WebLinkAboutS-0615 Staff Analysis0ovember 26, 1985 Item No. B - File No. 615 NAME: LOCATION: r� Main Street Project "Long -Form PCD" (Z-4563) From 12th Street to 14th Street between Louisiana and Scott AGENT: ARCHITECT: David Fitzhugh David Cowlin and B.L. Gaskin Madison Financial Corp. BCCLW Architects 16th and Main P.O. Box Drawer 3019 Little Rock, AR 72202 Little Rock, AR 72201 374-4743 376-6671 Area: 3.08 acres No. of Lots: 21 Ft. New St.: 0 feet ZONING: "HR" and "GB" to "PCD" PROPOSED USES: 110-3" and "C-3" A. Development Objectives 1. To create an office and commercial onclave comprised of renovated existing buildings with free-standing and infill new construction, all knitted together by common paving materials, landscaping and streetscape elements. 2. To respect the Main Street facades of the building. 3. To inwardly orient the project opening to and centered on a new pedestrian alley with symbolic gateways at either end of 13th Street. 4. To unify the project by complying with the Streets -cape Ordinance. 5. To include part of the project in a CBID. M ,er 26, 1985 lo. B - Continued ,roposal The provision of office and commercial uses in four phases on 3.08 acres. 2. To achieve a sense of place and provide greater security, the project proposes to narrow 13th Street between Main and Louisiana and incorporate the north/south alley running parallel to these streets allowing parking on 13th Street and pedestrian use of the alley. C. Proiect Data 1. Commercial a. Renovated structures: Initial commercial use General business and retail Sales Restaurant b. New construction: Infill commercial New building commercial (would like option to build office) Total 2. Business a. Renovated structures: 3. Parking - 263 spaces - 18,300 S.F. 21% 4,581 S.F. 4% 4,000 S.F. 4% 9,000 S.F. 10% 35,881 S.F. 41% 53,657 S.F. 59% 88,538 S.F. 100% D. Engineerin5 Comments 1. Coordinate all parking lot and closed street geometrics with the Traffic Engineer. 2. Remove or fill tanks with material acceptable with the Traffic Engineer at old service station at 14th and Louisiana. F. mber 26, 1985 No. B --continued ith 3. Close alley one-half way south of 13th w barricade of trees and shrubs and place a hammer -head turnaround south of barricade. Analysis Staff is generally supportive of the project, but it is awaiting specific comments from the Capitol Zoning structural District staff relativstreete to sClosures and design involvement, parking, is in the elements. Everything south of 13th Street Capitol Zoning District. 163 parking spaces are needed. Staff Recommendation Reserved until further comments received. SUBDIVISION COMMITTEE REVIEW: Mr. Ron Newman of the Capitol Zoning District and the ggested that the lot applicant were present. Mr. Newman su oposal and in the southwest corner beelimin tedtheooverallfrm the rproject. felt that parking was sufficient Staff requested one -lot final plat for the various lots. PLANNING COMMISSION ACTION: d the Mr. David Fitzhugh of Madison pplicationMr. Ron andnNewman of architect, represented Othe ne concerned property - owner was in the CZD was present. attendance. Staff reported that Henk Koornstra, the traffic Engineer, requested that the plan be modified to allow for no exiting reported that the applicant in the intersection of Louisiana rep 13th Street an no backing into Main Street. between had failed to file the petition to close the alley 12th and 14th Streets andthe Allots all be rtedevisby ed to steel delete the western most parking Mr. Ron Newman. Mr. Newman explained that he had requested deletion ew the parking lot because of its encroachment into the immediate residential area. dispute. The main issue dQ�cuPresidentlofdArkansas Real Estate Mr. Robert Traylor, apartments near Development, Inc., stated that he owned some 13th and Louisiana and he was withinttheed of the project. He incorporation of his property currently has a lawsuit pending against a Ms. Camino who ,ber 26, 1985 No. B - Continued the property after default. ;sessed the property. He claims to have Mr. Fitzhugh stated that Madison Guaranty was the owner. The City Attorney present advised against any Commission action on the property until after the dispute was settledr which would be in the next two or three months. Mr. Fitzhugh requested action on the proposal provided he delete the disputed portion. Due to the possible loss of parking spaces, the Commission felt that staff needed to reevaluate a revised Proposal so as to ascertain possible impacts to the area. A motion for deferral for two weeks was made and passed by a vote of 9 ayes, 0 noes, 2 absent. PLANNING COMMISSION ACTION: The applicant was present. A revised plan was submitted. Staff felt that the plan, which left out the disputed parcel, was fine. However, the applicant forgot to delete the southwestern parking lot. A motion for approval, subject to: (1) a franchise for use of the alley and (2) deletion of the parking lot was passed by a vote of: 9 ayes, 1 noe and 1 absent. MAIN STREET PROJECT SECOND REVISION November 14, 1985 I. Summary of Revisions The applicant wishes to revise the proposed Main Street PCD as follows: 1. The Clise Apartments (13th and Louisiana) and the 112 West 13th Apartment House are to be withdrawn from the PCD, deleting 4702 sf of business use. 2. Thirteenth Street between Main and Louisiana will not be closed, and will not be narrowed to provide angle parking. 3. The alley in block 66 and block 67 will not be closed. The applicant will seek a franchise for improvements shown to the alley behind the Vintage Building. Although the alley will not be closed, the applicant may wish to provide common paving in the alley, and possibly in the portion of 13th Street at the intersection with the alley, as a part of this project and will work with the Engineering Division for approval. 4. The proposed area in the Cohn Building will be reduced by 7300 sf of business use. The Cohn Building will contain only two floors, rather than three as previously proposed. The Vintage and Cohn Buildings will still be treated as one project. Vintage/Cohn Areas Original 18,300 sf Commercial 33,800 sf Business Total S'_M sf Revised 18,300 sf Commercial 26,500 sf Business Total ATT07 sf II. Parking A total of 12,002 sf of business use has been deleted from the project. Using the Capitol Zoning District parking requirement of one space per 350 gross square feet, we are able to reduce the required parking by 34 spaces. Forth -five spaces have been removed from the PCD by not closing Thirteenth Street and by deleting the 12 parking spaces associated with the 112 W. 13th Apartment House. However, a minimum of 20 parallel parking places are available on 13th Street. If these spaces may be counted against the required parking, only 25 spaces have been lost by revisions to the PCD. This loss is more than balanced by the reduction of the requirement by 34 spaces. - 1 - MAIN STREET PROJECT SECOND REVISION November 14, 1985 III. Phasing Phase 1 Phase 1 is revised to include only the Vintage/Cohn Building, the improvements in the alley and other parking on lots 1, 2, and 3 of block 14. Capitol Zoning formulae are used to calculate parking. 18,300 sf Commercial 59 spaces 26,500 sf Business 76 spaces 44,0U sf M spaces Existing commercial and residential uses at this location would have required 55 spaces. The difference for the increase to be provided is 80 spaces. As part of Phase 1, 20 spaces would be available adjacent to the building in the alley. Another 57 spaces are to be provided on lots 1, 2, and 3 of block 14 (southeast corner of 13th and Main). Lot 2 is leased and not in the PCD. Additional on -street parking is available on 12th Street and Main Street. This on -street parking will be coordinated with the streetscape improvements implemented under the proposed CBID. PhacP 9 The revised Phase 2 will include the -remainder of what was originally scheduled to be Phase 1, plus the portion of ACE plating originally included in Phase 2. Other work formerly proposed as Phase 2 has been deleted from the project. Phase 3 Remains as originally proposed. Phase 4 Remains as originally proposed. REVISED LEGAL DESCRIPTION OF THE LOTS INCLUDED IN THIS P.U.D. All in the Original City of Little Rock for use of identification, the following description includes the former names of the businesses located in the structures: 1. Cohn and Vintage Buildings - Lots 11 and 12 and the East 50' of Lots 1, 2, and 3 of Block 67. 2. Vacant Lot at the NW corner of 14th and Louisiana - Lot 7 and South 1/2 of Lot 8, Block 168. - 2 - MAIN STREET PROJECT SECOND REVISION November 14, 1985 3. Former gas station that has been removed at the NE corner of 14th and Louisiana. The West 1/2 of Lots 5 and 6, Block 66. 4. "Regina's", "Sue's Barber Shop", Ace Plating, "Tiny's", "Puddephat" - Lots 10, 11, 12 of Block 66. 5. Vacant Lots north of the 7-11 at 14th and Main - Lots 1 and 3, Block 14. Note: We are negotiating for the purchase or long-term lease of Lot 2. 6. Four vacant lots due West of the Villa Marie - Lots 7, 8, 9, and 10 of Block 14. 7. Three Lots at the southeast corner of 13th and Louisiana, Lots 1, 2, and 3 of Block 66. 8. Lot 4 of Block 66. _3_ 1 November 12, 1985 SUBDIVISIONS Item No. 10 - File No. 615 NAME: T.n ATTON AGENT: David Fitzhugh Madison Financial Corp. 16th and Main Little Rock, AR 72202 374-4743 Main Street Project "Long -Form PCD" (Z-4563)- From 12th Street to 14th Street between Louisiana and Scott ARCHITECT: David Cowlin and B.L. Gaskin BCCLW Architects P.O. Box Drawer 3019 Little Rock, AR 72201 376-6671 Area: 3.08 acres No. of Lots:- 21 Ft. New St.: 0 feet ZONING: "HR" and "GB" to "PCD" PROPOSED USES: "0-3" and "C-3" A. Development Objectives 1. To create an office and commercial onclave comprised of renovated existing buildings with free-standing and infill new construction, all knitted together by common paving materials, landscaping and streetscape elements. 2. To respect the Main Street facades of the building. 3. To inwardly orient the project opening to and centered on a new pedestrian alley with symbolic gateways at either end of 13th Street. 4. To unify the project by complying with the Streetscape Ordinance. 5. To include part of the project in a CBID. November 12, 1985 SUBDIVIS41ONS Item No. 10 - Continued B. Proposal 1. The provision of office and commercial uses in four phases on 3.08 acres. 2. To achieve a sense of place and provide greater security, the project proposes to narrow 13th Street between Main and Louisiana and incorporate the north/south alley running parallel to these streets allowing park-ing-on 13th Street and pedestrian use of the alley. C. Proiect Data 1. Commercial a. Renovated structures: Initial commercial use General business and retail Sales - 18,300 S.F. 21% Restaurant - 4,581 S.F. 4% b. New construction: Infill commercial - 4,000 S.F. 4% New building commercial (would like option to build office) - 9,000 S.F. 10% Total 35,881 S.F. 41% 2. Business a. Renovated structures: 53,657 S.F. 59% % 88,538 S.F. 100% 3. Parking - 263 spaces D. Engineering Comments 1. Coordinate all parking lot and closed street geometries with the Traffic Engineer. 2. Remove or fill tanks with material acceptable with the Traffic Engineer at old service station at 14th and Louisiana. November 12, 1985 SUBDIVISIONS Item No. 10 - Continued 3. Close alley one-half way south of 13th with barricade of trees and shrubs and place a hammer -head turnaround south of barricade. E. Analysis Staff is generally supportive of the project, but it is awaiting specific comments from the Capitol Zoning District staff relative to uses, structural involvement, parking, street closures and design elements. Everything south of 13th Street is in the Capitol Zoning District. 163 parking spaces are needed. F. Staff Recommendation Reserved until further comments received. SUBDIVISION COMMITTEE REVIEW: Mr. Ron Newman of the Capitol Zoning District and the applicant were present. Mr. Newman suggested that the lot in the southwest corner be eliminated from the proposal and felt that parking was sufficient for the overall project. Staff requested one -lot final plat for the various lots. PLANNING COMMISSION ACTION: Mr. David Fitzhugh of Madison Savings and Loan and the architect, represented the application. Mr. Ron Newman of the CZD was present. One concerned property - owner was in attendance. Staff reported that Henk Koornstra, the traffic Engineer, requested -that the plan be modified to allow for no exiting in the intersection of Louisiana and 13th Street and no backing into Main Street. Staff reported that the applicant had failed to file the petition to close the alley between 12th and 14th Streets and the plan shall be revised to delete the western most parking lot as requested by Mr. Ron Newman. Mr. Newman explained that he had requested deletion of the parking lot because of its encroachment into the immediate residential area. The main issue discussed involved a title dispute. Mr. Robert Traylor, President of Arkansas Real Estate Development, Inc., stated that he owned some apartments near 13th and Louisiana and he was not notified of the incorporation of his property within the project. He currently has a lawsuit pending against a Ms. Camino who November 12, 1985 SUBDIVISIONS W Item No. 10 - Continued sold the property after default. He claims to have repossessed the property. Mr. Fitzhugh stated that Madison Guaranty was the owner. The City Attorney present advised against any Commission action on the property until after the dispute was settled, which would be in the next two or three months. Mr. Fitzhugh requested action on the proposal provided he delete the disputed portion. Due to the possible loss of parking spaces, the Commission felt that staff needed to reevaluate a revised proposal so as to ascertain -possible impacts to the area. A motion for deferral for two weeks was made and passed by a vote of 9 ayes, 0 noes, 2 absent. t