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HomeMy WebLinkAboutBOA Minute Record 022624FEBRUARY 15, 2024 ITEM NO.: 1 Z-5934-C File No.: Z-5934-C Owner: Central Arkansas Library Systems Applicant: Amanda Sturgell; Polk Stanley Wilcox Address: 100 S. Rock Street Legal Description: Lot 1A, CALS Subdivision; Lots 1, 2, 3, 10, 11 and 12, Block 8, Pope's Addition. Current Zoning: UU Present Use: Library Proposed Use: Library Variance(s) Requested: A variance is requested to the signage area regulations of Section 36-353 to allow a sign to exceed the permitted area of building frontage and to exceed permitted height. A variance is requested to the building form regulations of Section 36-356 to all removal of historic materials and features, to allow modifications to openings in an historical fagade, and to allow the alteration of an historic building. A variance is requested to the building form regulations of Section 36-356 to allow a building entrance to be perpendicular to the street. A variance is requested to the building height regulations of Section 36-356 to allow a structure to exceed permitted height. A variance is requested to the building form regulations of Section 36-356 and 36-357 to allow a canopy to exceed the permitted projection distance from a structure. A variance is requested to the landscaping regulations of Section 36-358 to allow a open space without permitted plant materials. Justification: The applicant's justification is presented as per the attached letter. 1 FEBRUARY 15, 2024 ITEM NO.: 1 CON'T. Z-5934-C STAFF REPORT A. Plannina and Development Civil Engineering Comments: No Comments. B. Buffering and Landscape Comments: The site redevelopment must comply with the City's Landscape Ordinance (Chapter 15). C. Building Codes Comments: No Comments. D. Staff Analysis: The proposal is for: extensive rehabilitation of the exterior elevations; the addition of new awnings, a lobby and stair tower, new signage, and a rooftop trellis and covered dining; and site redesign of S. Rock Street, right-of-way along 2"d Street, and the adjacent parking lot. The River Market Design Overlay District ("District") code considers a framework to review projects in two types: historic rehabilitation and new construction. The major alterations proposed to the Main Library go beyond the rehabilitation or restoration of a historic structure and are not considered a proposal for new construction. Recognizing this, the proposal is most similar to an adaptive reuse project as it further alters the historic structure from its original form. The proposal does not attempt to restore or reconstruct architectural features of the building to their original form predating the first 1997 adaptive reuse. The property was once the Fones Brothers Hardware Company Building (b.1920). The structure was praised at the time of opening for its use of reinforced concrete, fireproof construction, automatic sprinkler system, and electric elevators. A 1921 Arkansas Gazette article stated the floor loads were the heaviest of any building located in Arkansas at the time. The structure was significantly altered in 1997 when it became the Main Library of the Central Arkansas Library System. The primary architectural details which remain are the warehouse fenestration pattern, delineation between floor levels, and overall form and massing. Signage: This application request is for the installation of a structural aluminum fabricated trellis system on the front (east) fagade roof and parapet. The trellis is visually supported by channel mounted aluminum letters spelling "LIBRARY". The letters will be mounted above the roofline and act as the continuation of the parapet wall with a glass guardrail system behind the letters. The guardrail height K FEBRUARY 15, 2024 ITEM NO.: 1 (CON'T.) Z-5934-C is aligned with the top of the parapet wall. The "LIBRARY" letters will be 8 ft. — Y2 in. tall. The system will add 7 ft. 5 in. to the height of the five -story building. The sign on its own will remove the existing parapet sign spelling "PUBLIC LIBRARY" and replace 51 ft. 9 in. of existing parapet wall. The historic parapet sign from the Fones Brothers Hardware Building (b. 1920) was modified in 1997, along with a majority of structures' interior and exterior architectural features, to accommodate the move of CALS to the Fones Brother Building. The new signage will bring the structure further away from its historic form and will hide and remove remaining significant architectural details. The new signage will remove the names "Stevenson", "Thucydides", and "Austen" from the decorative frieze highlighting famous authors — a 1997 alteration. The proposal does not include sign illumination. According to Sec. 36-353 of the River Market Design Overlay District, the proposed sign is considered a wall sign. The sign, located on the roof, exceeds the maximum sign height of the second -floor windowsill, Sec. 36-353 (c)(1)(b). The sign area is 342.65 sq. ft. and exceeds the maximum area of 25 sq. ft. And exceeds the 0.5 ratio of sign area to linear feet of street building frontage with a ration of 2.61, Sec. 36- 353 (c)(2). Sidewalks: The application proposes sidewalk improvements along E. 2"d Street, S. Rock Street, and new sidewalks as part of the revised parking lot design. With the closure of S. Rock Street directly in front of the Main Library, a curved sidewalk is proposed from the east to west with brick pavers to match existing. It will connect to the existing brick paver sidewalk along the east side of S. Rock Street and will terminate at a planting bed, completing an existing curvilinear path unique to the open spaces surrounding the Main Library. The sidewalk improvement is within a private drive and is compatible with District. A crosswalk and curb ramp will need to be installed at the alleyway and S. Rock Street intersection. A 5-foot concrete path will run north to south between the revised parking lot and proposed plaza "park" to connect to E. 2"d Street. Proposed improvements along E. 2"d Street are within the Arkansas Department of Transportation ("ARDOT") right-of-way and will require ARDOT review. A curb line adjustment and expansion are proposed along the south elevation of the property and E. 2"d Street to run directly parallel to the existing trolley tracks. The continuation of the brick planting strip is proposed along the south elevation. No additional street trees are proposed along E. 2nd Street. Building Form: The application proposes significant changes to the building's form, primarily to the east elevation (front facade). 53% of the front facade will be removed and replaced with a structural glass glazing system ono the first floor, glass curtain wall on the second to fourth floors, and a ground -to -rooftop stair tower enclosed in a glass curtain wall system. Two first floor bays previously enclosed in the 1997 renovation will be opened and replaced with glass curtain walls in a simplified storefront 3 FEBRUARY 15, 2024 ITEM NO.: 1 (CON'T. Z- configuration. One bay will have a full lite storefront door. This new storefront space will be leased. The existing 18ft. x 36 ft. entrance awning supported by concrete columns will be removed, the columns will remain, and the awning will be replaced with a 20 ft. x 67 ft. glass enclosed vestibule connecting to the stair tower. A structural steel canopy supported by posts will extend from the vestibule to crate an outdoor patio. This canopy will extend 24 ft. from the front facade and be 12 ft. above the sidewalk. Along the south elevation, facing E. 2nd Street, all previously enclosed first -floor bays will be opened and replaced with glass curtain walls in a simplified storefront configuration, or with full storefront windows, reestablishing, in part, the original 1920s first floor relationship to the street. A sliding service window will be installed in one of the storefront bays to service pedestrians to the leased space. A second entrance will be installed with a platform and new handicap ramp utilizing the existing steps. The handicap ramp is within the ARDOT right-of-way and will require ARDOT review, as will any sidewalk and utility improvements along 2"d Street. Metal cantilever canopies will be installed over each first -floor bay on the south elevation, will extend 4 feet over the right-of-way, and be 9 feet 7.25 inches over the sidewalk. On the west elevation, enclosed first -floor bays will continue to be replaced with glass curtain walls and storefronts around the south-west corner. Three central recessed storefront balconies with railings will be installed on the 5th floor facing Cumberland. The north elevation, facing the Cumberland Street to Rock Street alley, will have only one alteration, which is the infill of a book drop window. The opening will be filled with brick masonry to match existing. According to Sec. 36-356 of the River Market Design Overlay District, the proposed building form changes are inconsistent with the River Market code in the removal of distinctive architectural features, alteration of original openings, orientation of the primary entrance, awning projection, and building height. The proposed building height is 86.4 feet. The proposed changes are also directly inconsistent with the goal of restoring historic buildings to their original designs. The proposed building form changes are consistent with the River Market code in material compatibility, roof types, distinction between upper and street levels, and building setbacks. Awnings: The application proposes the removal of the existing 18 ft. x 36 ft. entrance awning supported by concrete columns. The columns will remain, and the awning will be replaced with a 20 ft. x 67 ft. glass enclosed vestibule connecting to the stair tower. A structural steel canopy supported by columns will extend from the vestibule to create an outdoor patio along the front elevation. This canopy will extend 24 feet from the front facade and be 12 feet above the sidewalk. Along the south elevation, 4 FEBRUARY 15, 2024 ITEM NO.: 1 (CON'T. Z-5934-C metal cantilever canopies will be installed over each first -floor bay. The canopies will extend 4 feet from the fagade and be 9 feet 7.25 inches above the sidewalk. According to Sec. 36-357 of the River Market Design Overlay District, the proposed canopies are consistent with the River Market code in appearance and location, except for the structural steel canopy which extends 19 feet more than the 5-foot limit beyond the fagade. Landscaping: The application proposes a new plaza and open space across the pedestrianized S. Rock Street connecting the front entry and the parking lot. This space includes multi - surfacing paving (artificial turf, concrete ribbons and banding, crushed stone, brick and stone pavers). Ginkgo trees run parallel to E. 2nd Street. Bald cypress trees surround the plaza. A pollinator garden with butterfly milkweed, blazing star, and little bluestem exists north of the plaza. A wet garden sits between the plaza and parking lot with rose mallow and soft rush. Blue pacific shore juniper, prairie dropseed, and little henry sweetspire decorate the parking lot. Christmas fern and blue wood sedge border the vestibule and stair tower. According to Sec. 36-358 of the River Market Design Overlay District, the proposed landscaping is consistent with the River Market code in planting size and mostly consistent in planting materials apart from Sec. 36-358(a)(6). Detailed information is not provided for irrigation systems, tree grates, subdrainage, and planting medium. The proposal does not include the installation of street trees along E. 2nd Street. Landscaping along E. 2nd Street is withing the Arkansas Department of Transportation's right-of-way and will require ARDOT review. Street lights and Furnishings: The application does not provide information regarding new streetlighting and furnishings at this time. Two streetlights in front of the building along S. Rock Street will be removed for the construction of the vestibule and canopy. A lighting plan will need to be submitted at the time of filing the building permit and the project must comply with Sec. 36-359. Streets: The application proposes the removal of the existing crosswalk between the front entrance and parking lot. The proposed plaza "park" will replace the crosswalk for pedestrian access to the parking lot. The existing crosswalk from the parking garage to the north and the front entrance of the Main Library is not shown on the submitted site plans. A crosswalk will need to be provided at this intersection regardless of the closing of S. Rock to vehicular traffic. The crosswalk must be ADA compliant and comply with Sec. 36-360. 5 FEBRUARY 15, 2024 ITEM NO.: 1 (CON'T. Parking: The application proposes the reduction of the existing City -owned parking lot by roughly 9,000 square feet. No off-street parking is required in the Urban Use zoning district per Sec. 36-342.1 and parking lot reduction is supported by the River Market code. The application does not provide information regarding parking lot lighting. A lighting plan will need to be submitted at the time of filing the building permit and the project must comply with Sec. 36-361(c). According to Sec. 36-361 of the River Market Design Overlay District, the proposed parking lot is consistent with the River Market code in location, landscaping, and off- street parking requirements. Curb Cuts The application proposes the removal of two curb cuts along S. Rock Street and a new curb cut on E. 2"d Street to access the Main Library parking lot. The closure of S. Rock Street is proposed directly between the Main Library entrance and the parking lot. This portion of S. Rock Street would be closed to all regular vehicular traffic. Rolled curbs are proposed at either end and ADA pavers are proposed at the intersection of S. Rock Street and E. 2"d Street. According to Sec. 36-361 of the River Market Design Overlay District, the proposed curb cut revisions are consistent with the River Market code in location, number per block, and size. The proposal would minimize curb cuts within the District's interior, increase safe and efficient pedestrian movement, and reduce conflict with pedestrian traffic. Proposed improvements along E. 2"d Street are within the ARDOT right-of-way and will require ARDOT review. Alleys: The application proposes rerouting traffic from S. Rock Street to the adjacent east - to -west alley. This alley is gated and 18 feet wide at its narrowest point. The alley is not being proposed for pedestrian use. Staff is concerned that the proposal will create issues concerning emergency access, traffic flow in and out of the District, and adjacent parking garage egress. These issues will need to be addressed. Views: The proposal does not have significant impact on major corridor and river views. Maintenance: The property owner will maintain all improvements within private drives as defined by ordinance. The City will maintain all sidewalks, lights, landscaped planting areas, trees, grates, pavers, streets, curbs, gutters, irrigation systems, benches, trash receptacles, litter removal, street lighting and sidewalk lighting within the public right- of-way. C FEBRUARY 15, 2024 ITEM NO.: 1 CON'T. Z-5934-C The proposal will require ten (10) variances to the River Market Design Overlay District code, listed below. District requirements not identified in the proposal -such as landscaping, streetlighting, street furnishings, and parking lot lighting -must comply with the River Market code. The applicant will be responsible for obtaining a sign permit. The proposal will require an amendment to Ordinance No. 16,829 considering right-of-way and private drive improvements. Variances: Sec. 36-353 (c)(1)b. The proposed sign exceeds the maximum allowable size. Sec. 36-353 (c)(2). The proposed sign exceeds the maximum sign height. Sec. 36-356 (a)(1). The proposal removes historic materials and distinctive architectural features. Sec.36-356 (c)(1). The proposal does not retain the original dimensions of historical upper facade windows. Sec. 36-356 (c)(4) The proposed primary entrance is perpendicular to S. Rock Street. Sec. 36-356 (d)(1) The proposal exceeds the allowable building height. Sec. 36-356 (d)(3) The historical context of the building is further altered rather than restored to its original design. Sec. 36-356 (f)(2). / The proposed front elevation canopy exceeds the Sec. 36-357 (b)(3). maximum projection from the building fagade. Sec. 36-358 (a)(6) The proposed open space does not utilize specified plant materials. On November 14, 2003 the River Market Design Review Committee (DRC) reviewed the application for the rehabilitation of the CALS Library building and the site at 100 S. Rock Street. The DRC unanimously approved the application and variances as submitted. E. Staff Recommendation: Staff recommends approval of the requested variances from the River Market DOD section of the City's Zoning Ordinance, subject to the following conditions: 1. Compliance with the City's Landscape Ordinance (Chapter 15) where applicable. 2. Any work within the Highway Department right-of-way must be approved by the Arkansas Department of Transportation. Board of Adjustment (FEBRUARY 15, 2024) Amanda Sturgell and Polk, Stanley, Wilcox representatives, were present representing the application. The group introduced the project, addressed the current condition of the library, proposed modifications to improve the facility, technical specifications addressed during the development phase and how the redesign would improve the use of the existing space and be benefit to the public. 7 FEBRUARY 15, 2024 ITEM NO.: 1 (CON'T.) Z-5934-C Lisa Stice addressed the Board in opposition to the application. She stated her opposition was due to not having access to the redesign plans prior to the meeting. Once she had an opportunity to view the proposed redesign, she removed her opposition and supported the project. Nate Coulter, Executive Director of the Central Arkansas Library System (CALS) addressed the Board in support of the application. He provided additional insight into CALS redesign and how the facility's improvements will create a unique experience for the public, vendors interested in occupying retail spaces as part of the redesign and availability of the facility to be utilized for meetings. Tim Daters, White-Daters & Associates and the President of the 300 Third Tower POA Board of Directors addressed the Board in opposition to the application and requested the item be deferred to the March agenda. Mr. Daters presented a letter from the 300 Third Towers and a letter from Tower residents Elliot & Teresa E. He noted how the structural changes would have an overall minimum impact on the residents located on the upper levels 300 Third Tower, however some residents on the lower levels may be impacted regarding lighting issues not initially addressed and potential noise and safety issues. Scott Shelburn, Mitchell Williams Law Firm addressed the Board and opposed deferring the application and stated that notices were provided as required. He asked would the Board vote for approval for each variance or approve the variances requested in its entirety. He also indicated that CALS will and must comply with the City's noise ordinance. A motion was made and seconded to approve the application as outlined by staff in the "Staff Recommendation" and conditions above. There was no further discussion. The vote was 4 ayes, 0 nays and 1 absent.