Z-8779-B Staff AnalysisJULY 30, 2018
ITEM NO.: 1
File No.:
Owner:
Applicant:
Address:
Description. -
Zoned',
Z-8779-B
Teeter Property Group, LLC
Brian Teeter
3011-3015 W. Markham Street
Southeast corner of W. Markham Street and Johnson Street
C-3
Variance Requested: Variances are requested from the parking provisions of
Section 36-502 and the sign provisions of
Section 36-555 to allow a restaurant use with reduced off-
street parking and placement of projecting signs.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Commercial Building
Proposed Use of Property: Commercial, Restaurant, Apartment
STAFF REPORT
A. Public Works Issues:
Any proposed bike racks within the right-of-way require a franchise agreement
from the Public Works Department. Contact Public Works, Civil Engineering
Private Development at 501-371-4818 for more information. The application fee
is $75.00. A franchise agreement application can be found at
https://www.iittlerock.gov/city-administration/city departments/publlic-works/.
2. Remove the asphalt from the right-of-way on Johnson Road abutting the property
from the sidewalk to the back of curb. This area should be maintained as a grass
buffer.
3. The proposed sign must be a minimum of ten (10) feet above the street and not
obstruct the visibility of motorists. Obtain a franchise agreement from the Public
Works for the sign. Please contact the Public works at 501-371-4818 for more
information.
4. Any modifications to the sidewalk abutting the property should bring the sidewalk
into compliance with the Americans with Disabilities Act Accessibility Guidelines.
The construction and maintenance of sidewalk is the responsibility of the
property owner per §30-36 of the City of Little Rock Code of Ordinances. Contact
Public Works Civil Engineering at 501-371-4461 for inspection prior to any right-
of-way construction.
JULY 30, 2018
ITEM NO.: 1
B. Staff Analysis:
The C-3 zoned property located at 3011-3015 W. Markham Street is occupied by a
brick commercial building and small paved parking area. The property is located at
the southeast corner of W. Markham Street and Johnson Street. Driveways from
W. Markham Street and Johnson Street serve as access to the paved parking area.
The east portion of the building has a height of two (2) stories with the remainder of
the building being one (1) story in height.
The applicant proposes to remodel the existing commercial building and occupy it
as follows:
3011 W. Markham — General business and commercial sales (833 square feet)
3011A W. Markham — Residential apartment
3013 W. Markham — General business and commercial sales (1,280 square feet)
3015 W. Markham — Restaurant/pub — subject to 10 PM closing and only
beer/wine license permitted. (1,470 square feet)
The applicant also proposes to do maintenance work on the existing parking lot,
including re -striping. The parking lot will contain eight (8) parking spaces. The
driveway from W. Markham Street will be used as access to the parking lot. The
driveway from Johnson Street will be closed.
Additionally, the applicant will have two (2) projecting signs on the front building
facade. The existing Buice Drugs projecting sign will be refurbished and will remain
on the building. The second projecting sign will be located at the northwest corner
of the building over the sidewalk area. This sign will replace a projecting sign which
previously existed on the building. This sign will be no longer than 15 square feet in
area. Both projecting signs are located over the sidewalk area in front of the building,
extending into the public right-of-way.
Section 36-502(b)(3) of the City's Zoning Ordinance requires a minimum of 21 off-
street parking spaces for the proposed occupancy of the existing commercial
building. Section 36-555(b) requires that projecting signs be located at least five (5)
feet back from any property line. Therefore, the applicant is requesting variances
from these ordinance requirements to allow occupancy of the building as proposed
utilizing the existing eight (8) space parking lot, and the projecting signs to extend
beyond the front (north) property line into the W. Markham Street right-of-way.
Staff is supportive of the requested parking and sign variances. Staff views the
request as reasonable. The property is zoned C-3 with an existing building and
small paved parking lot. The proposed uses for the building are permitted C-3 uses.
If all of the occupancy (except the apartment unit) was used for general retail use,
12 off-street parking spaces would be required. Staff's support for utilizing a portion
of the building area for a restaurant -type use is based on the applicant's proposal
that the restaurant have a 10:00 p.m. closing time. If the parking lot is full and
parking extends to on -street parking along Johnson Street to the south, the parking
will cease by a reasonable time in the evenings. Additionally, staff has no issues
V
JULY 30, 2018
ITEM NO.: 1
with the proposed placement of the two (2) projecting signs. Staff believes the
applicant has a quality redevelopment plan for this property, and that the plan should
have no adverse impact on the adjacent properties or the neighborhood.
C. Staff Recommendation:
Staff recommends approval of the requested parking and projecting sign variances,
subject to the following conditions:
1. Compliance with the Public Works requirements as noted in paragraph A. of the
agenda staff report.
2. One (1) of the parking spaces within the existing paved parking lot must be
reserved (with signage) for the occupant of the apartment unit.
3. The projecting signs must be located at least nine (9) feet above the sidewalk
areaXZoning Ordinance requirement).
Board of Adjustment
(July 30, 2018)
Brian Teeter and Paul Dodds were present, representing the application. There was
one (1) objector present. Staff presented the application with a recommendation of
approval.
Brian Teeter addressed the Board in support of the application. He explained the
proposed redevelopment plan for the property.
Fred Strebeck addressed the Board in opposition. He noted that his neighborhood was
experiencing overflow parking into the neighborhood from the existing commercial uses
along W. Markham Street. He noted opposition to the restaurant/pub use within a
portion of the existing commercial building. He made further comments related to
parking in the area.
Mr. Teeter explained that his business would be within a portion of the building, along
with other uses. He noted that he had met with the Capitol View -Stiff Station
Neighborhood Association and received a letter of their support. He further explained
his proposed use of the building and a recent "pop-up" event at the property. He also
explained his investment in the neighborhood.
Jeff Yates made comments regarding the neighborhood area and commercial uses with
respect to parking needs. He noted support of the application.
There was a motion to approve the application as recommended by staff. The motion
passed by a vote of 3 ayes, 0 nays, 1 absent and 1 recusal (Allison). The application
was approved.
Mr. Dana Carney
City of Little Rock
Planning and Development Department
723 West Markham Street
Little Rock, AR 72201
By Hand
Dear Mr. Carney,
9771T3
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June 26, 2018
Through Teeter Property Group LLC, I own the Coley Building at 3011-3013 W.
Markham St., the Allen Building next door at 3015 W. Markham, and the parking lot at
the corner of Johnson and Markham. I am pleased to submit this request for a variance
to permit the revived mixed commercial and residential use of these two historic
buildings, to be served by the corner parking lot.
I have applied for a State historic tax credit to complete renovations of the Coley
Building, which has a renovated upstairs apartment and two unfinished commercial
spaces facing Markham Street. I have also applied for State and Federal historic tax
credits to complete the Allen Building, which has not been renovated. Both properties
will be redone in compliance with National Park Service requirements, so they will fit
seamlessly into the Stifft Station Historic District. I expect to spend around $200,000 on
these renovations, plus contribution to tenant build out.
There will be no increase in the floor space or outside dimensions of either building. We
are staying entirely within the existing footprint, and in keeping with the historic
neighborhood character. This variance request is only needed because the properties
have been empty for so long, that their revived commercial use now needs special
permission for parking.
When the Coley Building was built in 1926 and the Allen Building in 1931, Stifft Station
was an active trolley stop. As was typical of urban commercial buildings at the time, the
buildings were both built to their lot lines, without any parking needed. They served a
walkable neighborhood, when private cars were still rare. Times, and parking
requirements have changed. Strictly applying Little Rock`s current parking rules to these
historic, urban commercial properties would- severely undermine efforts to bring these
long empty and dilapidated shells back to life. Without a variance, we would suffer
great hardship; the Stifft Station commercial district would remain part dead; and the
continued renewal of the area would be set back.
I have strong connections to Stifft Station area, where I own several rental homes. I
plan to use the downstairs of 3011-13 W. Markham Street as my real estate office and
showroom, working to help improve the neighborhood and build my business of buying
and renovating moderately priced rental homes. See
http,,//turnkevinvestr)rc!)erties.com/. This is a combined office and sales/rental use, so I
am applying for general commercial business usage permit, and not just office use. If
the space proves too small for my needs over time, it would likely be retail.
I have rented the apartment upstairs in the Coley Building, but do not yet have tenants
for the Allen Building. There is especially strong market interest for a neighborhood
restaurant or tasting pub there. With your support, I am confident that business can
succeed. Without it, it cannot try.
I have met informally with some Stifft Station Neighborhood Association members to
discuss plans. They expressed support, but also some concern about evening noise,
and the risk of attracting a disorderly crowd. I personally share these concerns, as I
also will be a neighbor to the Allen Building and have an apartment rented upstairs in
the Coley Building.
My goal is to rent the Allen Building to serve as a neighborhood restaurant, brewery or
wine tasting locale. I would rather rent to a locally owned small chain or start up, than
a national conglomerate. I am fine restricting opening hours to no later than 10 PM,
and if alcohol is served, limit it to beer and wine. I will insist on strict compliance with
noise ordinances and not allow smoking. These proposed restrictions reflect my vision,
which I believe aligns with neighbors' interests.
I am already committed under my historic tax credit application to completely renovate
the Allen Building, including restoring the long -covered pressed tin ceiling. I have
proposed to the National Park Service to redo the front facing store windows with wood
framing, matching the fagade of 3011 W. Markham and return to the historic look. This
will not be a dark, low -rent, late night watering hole. It will be a pleasant, open and
welcoming local place for neighbors to meet their friends for food or a beer — but can
only exist if a parking variance is granted.
The parking lot can serve a maximum of 8 cars, including one spot for a handicapped
van. The lot will be resurfaced, striped and parking blocks installed in each space. The
architect's plans show the proposed configuration. The existing parking lot is entirely
paved, with curb cuts on both the north and west. The only landscaping proposed
would be along the Johnson Street side, along the right of way strip between the
sidewalk and street, as agreed with staff. The parking blocks will close the Johnson
Street entrance for vehicles, and permit access only from Markham. This will separate
commercial traffic from neighboring homes. We hope to provide up to four bicycle
parking spots to encourage alternate transportation.
The lot would serve the parking and trash needs of both the Colely and Allen Buildings,
and provide emergency egress for the Allen Building. I understand that, although the
Coley and Allen Buildings are zoned commercial, no commercial use will be permitted
without providing some parking, and that this variance will effectively render the parking
lot non -buildable. This trade off is worth it, as it is necessary to make the historic
buildings effectively usable.
I request a variance that permits the following uses, or any use permitted with less
intense parking requirements:
3011 W. Markham — General business and commercial sales
3011A W. Markham — Residential apartment
3013 W. Markham — General business and commercial sales
3015 W. Markham — Restaurant/pub — subject to 10 PM closing and only
beer/wine license permitted.
The attached spreadsheet analyzes square footage of the three commercial uses in the
two buildings, and of the parking requirements under different use scenarios. All
scenarios include one space for the existing upstairs apartment in the Coley Building.
This variance request is for the shop/shop/apartment/pub option. With rounding down,
strict application of current zoning rules would require 20 parking spaces for the
proposed uses. I am thus requesting a variance of 12 spaces.
In making this request, I would like to point out that the proposed uses are quite
compatible with each other for daily timing and sharing. I anticipate that the
office/retail parking needs will tend to cluster during business days, while the
restaurant/pub hours of greatest activity will tend to be on evenings and weekends.
Little Rock's parking requirements seem built largely on the assumption that no one
walks anywhere. One of the real charms of this area is that it is one of the few walkable
parts of Little Rock. We hope that visitors to the restaurant will increasingly choose to
leave their cars behind. We anticipate that our likely restaurant tenant will be highly
oriented towards serving the demographic of people who value "walk scores", and are
attracted to this area because it does offer a different, more urban lifestyle than most of
the city.
If the Board is unable at this time to grant a variance for the 12 parking spots needed to
permit the shop/shop/pub use, I request in the alternative a provisional variance of
three spots, to permit the shop/shop/shop use shown in the spreadsheet. This would
permit me to continue re -building, beyond only structural repairs. I request this
alternative as provisional, because I would like to have the right to come back to have
this variance request reconsidered with a specific, known restaurant -pub tenant, as soon
as I am able to enter a letter of intent, without having to go through the whole notice
and waiting process again.
Finally, in addition, I request a variance to allow me to hang a lit sign over the sidewalk
at the western corner of the Allen Building, in the same location as the former sign from
the Sandalwood store. The sign would be smaller than 15 square feet, in a design to be
agreed with staff. The package includes a Google Earth street view showing this sign.
Thank you very much for your consideration, and I look forward to being able to present
this in more detail at the BOA meeting on July 30.
Yours truly,
r� cr-
Brian eeter
Teeter Property Group LLC