HomeMy WebLinkAboutZ-5195-A BOA Action Letter - Approved With Conditions 100121Department of Planning and Development
723 West Markham Street
Little Rock, Arkansas 72201-1334
Phone: (501)371-4790 Fax: (501)371-4546
Scott McGibbon
Construction Arts
6304 Northridge Road
Little Rock AR 72223
Date: 09/ 16/2021
Dear Scott:
Planning
Development
Building Codes
File No. Z-5195-A
Location: 1808 North Ta for Street
Issue: Reduced front yard setback
Off street parking
This is to advise you that in connection with your application, File No. Z-5195-A , the following action
was taken by the Board of Adjustment at its meeting on September 16 2021 :
(a) Approved the application as filed.
(b) X Approved the application with conditions.
(c) Denied the application.
(d) Deferred the application to the meeting.
(e) Withdrew the application.
(f) See attached Board of Adjustment minute record for conditions.
(g) Other:
If a variance application is approved by the Board of Adjustment, all permits necessary for the initiation of
work shal I be obtained within two (2) years from the date of approval, unless an extension of time is granted
by the Board. Otherwise, the Board's approval of the application shall be considered void.
According to the City's Zoning Ordinance Section 36-70:
"Appeals from the decision of the Board of Adjustment shall be filed with the appropriate court of
jurisdiction. This filing must occur within thirty (30) calendar days of the action by the Board of
Adjustment."
If you have questions, please call me at (501)371-6817.
Sincerely,
D. Tracy pillman, lans ev lopment Administrator
DTS/aa
SEPTEMBER 16, 2021
ITEM NO.: 1
File No. -
Owner:
Applicant:
Address:
Description:
Zoned:
Variance(s) Requested
Justification:
Present Use:
Proposed Use,
STAFF REPORT
Z-5195-A
Z-5195-A
BellWeiss Properties LLC
Attn; Catherine Bellingrath Weiss
Scott McGibbony
1808 N Taylor Street
Lot 4, Block 12, Mountain Park Addition
C-3
A variance is requested from area regulations of Sec. 36-254
to allow a reduced front yard setback in the C-3 district.
The parking provisions of Section 36-502 to permit the
expansion of a lodge hall without providing additional
parking.
The applicant's justification is presented as per the attached
letter.
C-3, Vacant — Former Dental Office
C-3, Lodge Hall / Small Jewelry Manufacturing Studio
A. Planning and Development Civil Engineering Comments:
No Comment.
B. Buffering and Landscape Comments:
In October 2020 the City adopted the "Heights Landscape Design Overlay District,"
requiring installation of one tree per 40 linear feet of street frontage within the
Heights District Boundary, applicable to [among other types] residential
construction in excess of 600 square feet-
C. Building Codes Comments:
The required fire separation distance (building to property line) prescribed by the
building code terminates at five (5) feet. Buildings are allowed to be closer than
five (5) feet if they have properly constructed fire walls which provide the requisite
one (1) hour fire resistance rating. When buildings are five (5) feet or more from
1
SEPTEMBER 16, 2021
ITEM NO.: 1
the property line, the requirement no longer applies to the wall itself, only the
projections such as eaves or overhangs.
Openings such as doors and windows are limited when the exterior wall is three (3)
feet from the property line and are prohibited when the exterior wall is less than
three (3) feet from the line. There is no restriction on openings when the exterior
wall is more than three (3) feet from the property line.
Contact the City of Little Rock Building Codes at (501)371-4832 for additional
details.
D. Staff Analysis-,
The C-3 zoned property is located within the Heights Overlay District at 1808 N
Taylor Street. This overlay district generally has no bearing on the subject variance
requests.
The property was originally developed in 1940 as a single-family home but has most
recently served as dental clinic. The commercially zoned property has maintained
its residential character including a front lawn area, and a concrete entry path leading
to the front door connecting to the Taylor Street sidewalk. A double concrete strip
drive is located on the north side of the structure adjacent to the property line. This
drive is accessed from Taylor Street and leads to a single concrete parking pad, an
asphalt multi -car parking area, and the alley west of the property. It is estimated that
7 cars could be parked on the drive and 3 cars on the asphalt paving for a total of
10 off-street parking spaces. Additionally, there is an existing lawn area between the
asphalt paving and the structure at the rear of the property. The south side of the
building is occupied with the mechanical units and a landscape strip. Mature trees
and shrubs run length of this property line. The immediate surrounding properties
are zoned commercial and occupied by retail, banks, and a Kroger grocery store
thar faces Cantrell Rd across Taylor St.
The applicant originally intended to renovate the interior space of the structure as a
residential rental property. However, after the building permit was approved the
owner determined that a different use would better serve their needs. The new
proposed use for the structure will be a gathering place for people that have lived in
France or that have other connections with that country. The applicant stated that
the group would comprise 20 or less people attending on any given meeting date.
The applicant also is requesting to add a garage structure at the rear of the property
to serve as a jewelry manufacturing studio. It is noted that no sales will be conducted
on the property. The other exterior improvements include an enclosed covered porch
with the roof connecting the proposed garage with the primary structure. The front
porch will also expand and is proposed to cross the 25-foot building line 2.5-feet
reducing the front yard setback to 22.5-feet
The existing building footprint is approximately 1,595 square feet. The addition of
the covered porch and new garage make up an approximate 760 square feet. Both
4
SEPTEMBER 16, 2021
ITEM NO.: 1
Z-5195-A
the existing and proposed construction will be joined together under a single roof.
After the renovation the building is proposed to be a total of 2,355 covered square
feet. A gathering space of this size would normally require 24 off-street parking
spaces.
Sec. 36-502(b)(2)(e) States, "Lodge halls, exhibition halls, clubs (and similar places
of public assembly), 1.0 space per one hundred (100) square feet of gross floor
area." The applicant is requesting that the additional onsite parking requirement for
the square footage expansion be waived.
Section 36-254(d)(1) states, "There shall be a front yard setback having a depth of
not less than twenty-five (25) feet." The applicant requests a variance to allow a
reduction of the required front yard setback to 22.5 feet.
Based on the analysis above, Staff believes the subject proposal is in keeping with
the character and scale of the neighborhood and views the variance request as
reasonable.
E_ Staff Recommendation:
Staff recommends approval of the requested front yard setback and the reduction
of the off-street parking requirements as indicated on the submitted survey / site
plan sketch, subject to the following conditions:
1. A building permit being obtained for all construction.
2. Install any required trees in accordance with the Heights Landscape Design
Overlay District if applicable.
Board of Adjustment
(September 16, 2021)
The applicant was present. There were no objectors present via WebEx or in person.
Staff presented the application to the Commission and recommended the setback
variance be approved with conditions as per the staff report.
The item remained on the Consent Agenda for approval. A motion was made and
seconded. The vote was 5 ayes, 0 nays and 1 absent.
3