Staff Report #8
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MEMPHIS AND SHELBY COUNTY OFFICE OF PLANNING AND DEVELOPMENT STAFF REPORT #8 CASE NUMBER: PD 12-323 L.U.C.B. MEETING: 1/10/2013 DEVELOPMENT NAME: Memphis Pyramid PD LOCATION: Southwest corner of A W Willis Avenue and Front Street and extending south 1,600’ to Winchester Street COUNCIL DISTRICT: 7 SUPER DISTRICT 8 OWNER OF RECORD/APPLICANT: City of Memphis, State of Tennessee REPRESENTATIVE: Alan Barner, O.T. Marshall Architects REQUEST: Retail Sales, Hotel, Outdoor Sales and Display AREA: 47.64 Acres EXISTING LAND USE & ZONING: The Pyramid, former indoor recreational and performance space in the Heavy Industrial (I-H) and Heavy Industrial Floodplain (I-H [FP]) Districts OFFICE OF PLANNING AND DEVELOPMENT RECOMMENDATION APPROVAL WITH CONDITIONS Staff: John D. (Don) Jones E-Mail [email protected] CONCLUSIONS 1. The site is somewhat isolated from the balance of the Downtown area with limited access and sits below the street level of Front Street. 2. While somewhat isolated, it is nonetheless well served by access to an Interstate, major roads and public transit. 3. The adaptive re-use of the former Pyramid Arena fits well into plans to create a more active Mississippi Riverfront, works with nearby public amenities such as Mud Island and the Convention Center and adds another attraction to compliment Beale Street and Graceland. 4. For these reasons the staff can support this P.D. application with a wide range of active retail and recreation, and display uses. Staff Report January 10, 2013 P.D. 12-323 Page 2 General Location Map Staff Report January 10, 2013 P.D. 12-323 Page 3 LAND USES AND ZONING MAP SURROUNDING LAND USES AND ZONING: North: A Governmental Use (Coast Guard) and vacant building in the Heavy Industrial (I-H) and Heavy Industrial Floodplain (I-H[FP]) Districts East: Commercial uses including dry cleaner and alterations, office, surface parking and a MLGW Electric Substation in the Mixed Use District South: Land devoted to parking, drive aisles, and support structures for the I-40 Interstate Bridge and Access Ramps in the Heavy Industrial (I-H) and Heavy Industrial Floodplain (I-H[FP]) Districts West: Wolf River Harbor, vacant land, and multi-family housing in the Residential Urban – 3 (RU-3) and Residential Urban -3 and Floodplain (RU-3[FP]) Districts Staff Report January 10, 2013 P.D. 12-323 Page 4 Concept Plan Staff Report January 10, 2013 P.D. 12-323 Page 5 Outline Plan/Survey Staff Report January 10, 2013 P.D. 12-323 Page 6 STAFF ANALYSIS: General Location: The subject property is the Pyramid Arena and its parking areas to the north and south. The site extends from the southwest corner of Front Street and A.W. Willis southward some 1,600 along Front Street. The ramps for Interstate 40 form the southern boundary. The Wolf River Harbor forms the west boundary. Request: The subject property includes some 50 acres of land including the current Pyramid Arena, parking areas and drive aisles. The Concept Plan is to redevelop the former basketball arena into the Bass Pro Shops with festive retail space, indoor and outdoor recreation space, displays, and hotel rooms. The Concept Plan includes a heavily landscaped area around the parking and outdoor display areas, pools and ponds, and a pedestrian trail system. The Concept Plan also calls for three “out-parcels” along Front Street. The Uses Permitted section of the Planned Development Conditions sets out a detailed list of uses to be permitted for the Retail Store and the surrounding areas. A list of prohibited uses is also provided. Review of Request: Need for the P.D. - While the underlying zoning (Heavy Industrial) permits a broad range of uses both indoor and outdoor, it does not permit one of the important accessory uses to this project, a Hotel. In addition, the concept plan shows areas set aside for future development, the Out-Parcels. The P.D. process can be structured to allow for the addition of some uses not permitted by the underlying zoning and the exclusion of other uses not deemed conducive to the overall development or its neighbors. Permitted Uses - In this review, staff has determined that the Central Business District Zoning, with some modifications, is a better choice to regulate the development of this site. Some of the originally requested uses have been modified, and some additional prohibitions have been added. Review Considerations - The site is somewhat isolated from balance of the Downtown area. The site sits below Front Street and is access from the north at a curb cut near the intersection with Front Street and A.W. Willis. Access to the south comes via an internal network that begins at Adams Avenue. Part of this access will be improved with a Boulevard Street that will take place outside of the boundaries of this P.D. The adaptive re-use of the former Pyramid Arena is an important project. This redevelopment fits well into plans to create a more active Mississippi River front. It compliments Mud Island and the Staff Report January 10, 2013 P.D. 12-323 Page 7 Convention Center and adds another attraction to compliment Beale Street and Graceland. While somewhat isolated, it is nonetheless well served by access to an Interstate and major roads and public transit. For these reasons the staff can support this P.D. application with a wide range of active retail and recreation, and display uses. RECOMMENDATION: APPROVAL WITH CONDITIONS Staff Report January 10, 2013 P.D. 12-323 Page 8 OUTLINE PLAN CONDITIONS: Pyramid Planned Development P.D. 12-323 I. Uses Permitted: Uses permitted by right or special use permit in the Central Business District in the following Use Categories under 2.5 Permitted Use Table; Indoor Recreation, Office, Overnight Lodging, Commercial Parking, Restaurant, Retail Sales and Service, and further specified for inclusion or exclusion below : A. The following uses shall be permitted uses within [the portion of the site designated “Retail Store” (the Pyramid) on the site plan]: 1. Retail sales of sporting goods, sporting equipment and sporting services of all types and kinds and sales of all other goods and services and other items of the type sold at the retail stores in the United States operated under the name “Bass Pro Shops Outdoor World”, or such other trade name as may be adopted by the retailer known as “Bass Pro” from time to time, including, without limitation: a. The sale, display, service and storage of: 1. boats, 2. recreational vehicles, 3. off-road vehicles, and 4. all-terrain vehicles; and (locations shown on the Final Plat and subject to screening as required by 4.8) b The sale of: 1. videos, 2. magazines, 3 gifts, 4 household furnishings, 5. cameras, 6. film, 7. toys, 8. jewelry, 9. travel, 10. taxidermy, 11. marine products, 12. fishing products and services, 13. camping products and services, 14. hunting products and services, 15. golf products and services, 16. NASCAR related apparel, 17. gift items and activities, Staff Report January 10, 2013 P.D. 12-323 Page 9 18. accessories, 19. apparel, 20. footwear, 21. bikes, 22. skis and ski products, 23. scuba gear, and 24. firearms, ammunition and components; c. All related and compatible uses, including, without limitation: 1. bowling facility and related uses, 2. conducting of special events, 3. conducting of indoor and/or outdoor education seminars, 4. indoor gun and/or archery range, 5. indoor golf range, 6. indoor sporting goods demonstration area(s), and 7. operation of a snack-bar, food service court and/or a restaurant or restaurants with or without a bar serving liquor, wine and beer; and d. All uses which are related to or compatible with the uses set forth above, including, without limitation: 1. the operation of a restaurant or restaurants with or without a bar serving liquor, wine and beer, 2. the operation of a hotel, and 3. the operation of an aquarium and/or a museum. B. The following uses shall be permitted in all other portions of the site: Uses permitted in accordance with the Central Business District (CBD) including: 1. An “outpost” or convenience store type of operation for the sale of, without limitation: a. Food (prepackaged and freshly prepared), b. Beverages (alcoholic and non-alcoholic), c. Fuel, and d. live bait, 2. Additional uses with some limitations: a. gun and/or archery range, (indoor only) b. golf range, based on a site plan and subject to OPD approval or indoor only c. sporting goods demonstration area(s), subject to an approved site plan d. one or more restaurants with or without a bar serving liquor, wine and beer, Staff Report January 10, 2013 P.D. 12-323 Page 10 e. hotel, f. aquarium, g. museum, and h. Outdoor sales of merchandise and services sold in the [Retail Store]; with the location of such areas demonstrated on the Final Plat and subject to approval by OPD C. Provided, however, that none of the following uses shall be permitted thereon: 1. Any public or private nuisance, 2. Any business or use that emits offensive odors, fumes, dust or vapors or which emits loud noise which is reasonably objectionable to the owners and invitees of properties in the immediate vicinity of the site provided however, that sections (a) and (b) hereof shall not apply to activities in the ordinary course of construction and property management activities occurring on or about the site, 3. Any warehouse use (use of any area within a building for the storage of goods intended to be sold at any retail establishment in such building will not be deemed to be a warehouse use), 4.