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HomeMy WebLinkAboutS-1561 Staff AnalysisITEM NO.: 5. 5-1561 NAME: Riviera Condos Subdivision Site Plan Review LOCATION: located on the Northwest corner of Old Cantrell Road and Magnolia Street Planning Staff Comments: 1. Provide notification of property owners located within 200-feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than March 28, 2007. The Office of Planning and Development must receive the proof of notice no later than April 5, 2007. 2. Provide the location of the existing structure. The cover letter indicates the structure will be placed in the approximate location as the existing structure. 3. A replat will be required to adjust the platted building line around the structure if the application is approved. 4. Provide a maximum building height for the proposed parking garage. Variance/Waivers: 1. A variance to allow a reduced rear yard setback (15-feet). Section 36-301(e)(3) 2. A variance to allow an increased building height (in excess of 35-feet). Section 36- 301(d) 3. A variance to reduced a platted building line located along Old Cantrell Road (25- feet). Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Old Cantrell Road and Magnolia Street. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Old Cantrell Road and Magnolia Street. 3. A 60-inch concrete storm water pipe that runs across the subject property and under Cantrell Road from Alsopp Park is not shown on the site plan. This pipe can be found in the junction box in the middle of Magnolia Street. The path of this pipe should be determined and provided on a revised plan. No new construction can be proposed over this pipe. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Item # 5 Wastewater: Existing 18" sewer main is located on the property. Contact Little Rock Wastewater at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #21 — University Avenue Route. Planning Division: No comment. Landscape: 1. Landscaping may be required in conjunction with any new onsite parking. 2. Any/all landscaping on the site must be viable, in good condition, or be replaced. 3. Any required onsite fencing or dumpster enclosures are to be in good condition or repaired. 4. An automatic irrigation system to water landscaped areas will be required. 5. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 28, 2007. Item # 5 Page 1 of 1 James, Donna From: Jim Boyd Dim.boyd@lrwu.com] Sent: Thursday, May 24, 2007 9:29 AM To: James, Donna Cc: JWhite@whitedaters.com Subject: FW: Riviera Donna, LRW has reached an agreement with owners of Rivera on how to proceed with the parking deck over our sewer main. Any comments I made concerning this issue can be removed from the Planning Commission Comments for today's meeting. James Boyd, P.E. Engineering Supervisor Little Rock Wastewater Utility Office 688-1414 Mobile 352-0390 email jim.boyd@lrwu.com From: Joe White, Jr. [mailto:jwhite@whitedaters.com] Sent: Wednesday, May 23, 2007 12:20 PM To: Jim Boyd Cc: 'Matt Bell' Subject: Riviera Jim, I just talked with Matt Bell of Bell -Corley Construction. He is a partner in the above referenced project. On his behalf, we are committing to work with the Little Rock Wastewater Utility to reach a solution on the existing 18" sanitary sewer main under the existing parking deck that is agreeable to both parties. We believe there are several options unavailable to us and understand that the cost for any relocation will be ours. Our hope is that if we tear down the existing structure to rebuild it, that the existing foundations are in good shape and will not be rebuilt. This will allow reconstruction of the deck without disturbing the existing main. I have copied Matt Bell on this email to confirm our agreement. Joe White 5/24/2007 June 7, 2007 ITEM NO.: D FILE NO.: S-1561 NAME: Riviera Condos Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Old Cantrell Road and Magnolia Street DEVELOPER: Blue Cube Development 100 Gamble Road Little Rock, AR 72211 ENGINEER: White Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.16 acres NUMBER OF LOTS FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 4 — Heights Hillcrest CENSUS TRACT: 16 VARIANCES/WAIVERS REQUESTED: 1. A variance to allow a reduced rear yard setback (15-feet). Section 36-301(e)(3) 2. A variance to allow an increased building height (in excess of 35-feet). Section 36-301(d) 3. A variance to reduced a platted building line located along Old Cantrell Road (25-feet). A. PROPOSAUREQUEST: Blue Cube Development is currently remodeling the existing Riviera Building into a "high -end" condominium project. During the planning process the developers have determined that razing the existing parking deck is necessary in order to fit the height and turning radii of today's vehicles. The new deck will be constructed in the approximate same footprint that it exists in today. The current deck is constructed over a 40-foot platted building line. The property is zoned C-3, General Commercial District which allows for a 25-foot building line. The new structure meets the allowable building setback per the Zoning Ordinance. June 7, 2007 ITEM NO.: D (Cont. FILE NO.: S-1561 Variances to allow an increased building height and a reduced rear yard setback are being requested. The developers have indicated the new deck may exceed the allowable 35-feet by a few feet. In addition, the property to the north is zoned R-2, Single-family which requires a 25-foot building setback. The building has been indicated approximately 15-feet from the rear property line, as exists today. B. EXISTING CONDITIONS: The site contains an existing high rise residential tower and a multi -story parking deck. The site is located in the Riverdale area of the City. The area contains a mixture of uses including residential, office and commercial. Commercial uses include a number of restaurants, a liquor store, automobile tire center and automobile dealership. There are a number of single-family homes located north of the site presently zoned C-3, General Commercial District. Further north, located on the upward slope of "Cantrell Hill", is a high-rise residential development. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents or property owners. The Hillcrest Residents Neighborhood Association and all property owners located within 200-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed along Old Cantrell Road and Magnolia Street. 2. A 20-foot radial dedication of right-of-way is required at the intersection of Old Cantrell Road and Magnolia Street. 3. A 60-inch concrete storm water pipe that runs across the subject property and under Cantrell Road from Allsopp Park is not shown on the site plan. This pipe can be found in the junction box in the middle of Magnolia Street. The path of this pipe should be determined and provided on a revised plan. No new construction can be proposed over this pipe. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 18" sewer main is located on the property. Contact Little Rock Wastewater at 688-1414 for additional information. Enter : No comment received. 2 June 7, 2007 ITEM NO.: D Cont. FILE NO.: S-1561 Center -Point Ener : Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Install and place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located near CATA Bus Route #21 — University Avenue Route. F. ISSUES/TECHNICAL/DESIGN: Plannin Division: No comment. Landscape, 1. Compliance with the City's landscape and buffer ordinance is required. 2. Landscaping may be required in conjunction with any new onsite parking. 3. Any/all landscaping on the site must be viable, in good condition, or be replaced. 4. Any required onsite fencing or dumpster enclosures are to be in good condition or repaired. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (March 22, 2007) Mr. Joe White was present representing the request. Staff stated the request included the tearing down of an existing parking deck and the construction of a new parking deck in the same footprint. Mr. White stated the only variation could be a few feet from the present location. Staff stated there were variances associated with the request and a request for the approval of a reduction in previously imposed front platted building line which the existing parking garage encroached over. Staff stated the new structure was proposed at a 25-foot building setback which was adequate to meet the required building setback for C-3, General Commercial District zoned property. Staff stated a replat would be required if the request was approved to relocate the building line in the area of the encroachment. 3 June 7, 2007 ITEM NO.: D (Cont.) FILE NO.: S-1561 Public Works comments were addressed. Staff stated the development was constructed over a box drainage structure. Staff requested Mr. White indicate the location of the existing drainage structure on the proposed site plan. Staff stated no new construction would be allowed over the drainage structure and suggested Mr. White relocate the drainage structure. Staff noted the comment from the Wastewater Utility and the comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing few of the issues raised at the March 22, 2007, Subdivision Committee meeting. The applicant has indicated the location of the existing drainage structure and located the existing sewer line. The applicant is proposing to tear down the existing parking garage and construct a new facility on the site. The building is proposed to be located in the same footprint as the existing structure with the only variation being a few feet in any direction. The request includes a variance to allow an increased building height. The structure is proposed with a maximum building height of 40-feet. The property is zoned C-3, General Commercial District which typically allows a maximum building height of 35-feet. The existing deck is approximately 35-feet in height and does not allow sufficient room between the floors to accommodate today's vehicles. The developers have indicated a need to increase the height a "few feet" to allow for sufficient floor separation for vehicle clearance. Staff feels with the allowance of a maximum height of 40-feet this will allow the developers to construct the structure and provide the floor separation necessary to accommodate vehicles entering the garage. The site plan indicates the placement of a 15-foot rear yard setback. Per the zoning ordinance for C-3, General Commercial District zoned property a 25-foot rear yard setback is typically required. The area to the north is zoned C-3, General Commercial District but is presently being used as single-family residential. Staff is supportive of the variance request. The existing building is located 15-feet from the rear property line and does not appear to have significantly impacted the adjoining homes. The lot was final platted with a 40-foot front building line along Old Cantrell Road. Typically, C-3, General Commercial District zoned sites require the placement of a 25-foot front building setback. The applicant is seeking a variance to allow the parking deck structure to be reconstructed in the same location as it exists today, with a 25-foot setback. Staff is supportive of the variance request. The deck as it presently exists does not appear to have significantly impacted the development or the area. Should the variance be approved, staff recommends the applicant complete a one -lot 4 June 7, 2007 ITEM NO.: D (Cont.) FILE NO.: S-1561 replat reflecting the change in the front platted building line as approved by the Planning Commission. The applicant has not addressed staffs concerns related to the construction over the existing drainage structure or the existing sewer line. An 18 sewer main is located on the property. The applicant is working with Little Rock Wastewater Utility to resolve this issue but as of this time, a resolution has not been reached. In addition, the applicant is working with Public Works staff to resolve concerns related to a 60-inch concrete storm water pipe that runs across the site and under Cantrell Road from Allsopp Park. Staff is not supportive of allowing new construction over the pipe. Staff is supportive of the redevelopment of the site but is not supportive of the development with these issues remaining outstanding. Staff feels the applicant should resolve concerns raised by the Wastewater Utility and Public Works prior to the Commission acting on the request. STAFF RECOMMENDATIONS: Staff recommends the applicant resolve the outstanding issues associated with the request prior to the Commission acting on the request. PLANNING COMMISSION ACTION: (MAY 24, 2007) The applicant was present. There were registered objectors present. Staff presented the item with a recommendation of approval. Staff stated the applicant had agreed to take the existing storm drain as private. Staff stated in rebuilding the deck the developers will inspect the existing pipe and replace it if necessary under the deck. Staff stated the same was true of the existing wastewater line located beneath the building. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff also presented a recommendation of approval of the variance request to allow an increased building height of the proposed parking deck and the variance request to allow a reduced rear yard setback. Staff presented a recommendation of approval of the variance request to allow a reduced platted building line along Old Cantrell Road. Staff presented a recommendation the applicant provide a one -lot replat reflecting the change in the front platted building line as approved by the Planning Commission. Ms. Mary Evans addressed the Commission with questions. She stated her home was located behind the tower. She stated there were four homes directly affected by the 5 June 7, 2007 ITEM NO.: D (Cont. LE NO.: S-1561 proposed construction. She questioned the time frame for completion of the construction. She also questioned what measures would be taken to protect the adjoining homes with regard to asbestos abatement and noise levels. Mr. Dates stated the construction of the parking deck was a 12 to 18 month process. He stated the construction within the residential tower was taking place with persons living in the tower so he would assume the noise levels and work hours would be such as to not disturb the residents of the tower as well as the adjoining neighbors. He stated all City, State and Federal laws would be adhered to with regard to asbestos abatement. Ms. Evans stated the existing fence located around the pool area was located 15-feet on her property. She stated the fence was also in disrepair. She questioned if the fence would be repaired and relocated off her property. Deputy City Attorney Cindy Dawson questioned the length of time the fence had been located on her property. Ms. Evans stated she was not sure. Ms. Dawson questioned more than seven (7) years. Ms. Evans stated it had been more than seven (7) years. Ms. Dawson stated this could be a problem. Mr. Daters stated this was not a question that could be addressed at the present public hearing. He requested a two -week deferral to the June 7, 2007, public hearing to allow his firm to verify the encroachment and to seek remedies for resolution. There was no further discussion of the item. The chair entertained a motion for a deferral of the item to the June 7, 2007, public hearing. The motion carried by a vote of 6 ayes, 0 noes, 4 absent and 1 open position. PLANNING COMMISSION ACTION: (JUNE 7, 2007) The applicant was present. There were no registered objectors present. Staff stated the item was deferred from the May 24, 2007, public hearing to allow the applicant and the adjoining property owner to meet to determine the location of the existing property lines. Staff stated the meeting had occurred and it appeared there were conflicting deeds for the ownership of a triangular piece located adjacent to the pool area. Staff stated the Commission typically did not get involved in property line disputes. Staff stated they felt it appropriate for the item to move forward since the area in question did not affect the proposed parking deck. Staff stated as previously indicated the applicant had resolved their concerns related to the storm drainage and wastewater line. Staff stated the existing storm drain would be a private drain and Little Rock Wastewater Utility had reached an agreement with owners of Rivera on how to proceed with the parking deck over the sewer main. Staff presented a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation of approval of the variance request to allow an increased building height of the proposed parking deck and the variance request to allow a reduced rear yard setback. n. June 7, 2007 ITEM NO.: D Cont. FILE NO.: S-1561 Staff presented a recommendation of approval of the variance request to allow a reduced platted building line along Old Cantrell Road. Staff also recommended the applicant provide a one -lot replat reflecting the change in the front platted building line as approved by the Planning Commission. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes, 1 absent and 1 open position. 7