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HomeMy WebLinkAboutZ-5195-A - 1808 N Taylor - BOA Staff ReportSEPT 16, 2021 ITEM NO. 1 Z-5195-A 1 File No.: Z-5195-A Owner: BellWeiss Properties LLC Attn; Catherine Bellingrath Weiss Applicant: Scott McGibbony Address: 1808 N Taylor Street Description: Lot 4, Block 12, Mountain Park Addition Zoned: C-3 Variance(s) Requested: 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. Justification: The applicant’s justification is presented as per the attached letter. Present Use: C-3, Vacant – Former Dental Office Proposed Use: C-3, Lodge Hall / Small Jewelry Manufacturing Studio STAFF REPORT 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 SEPT 16, 2021 ITEM NO. 1 Z-5195-A 2 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 SEPT 16, 2021 ITEM NO. 1 Z-5195-A 3 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 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.