HomeMy WebLinkAboutZ-7224-A Staff AnalysisApril 26, 2004
ITEM NO.: 3
File No.: Z -7224-A
Owner: Mary H. Rose, LLC.
Address: 915 W. Capitol Avenue
Description: Part of Lots 1 and 2, Block 251, Original
City of Little Rock
Zoned: UU
Variance Requested: Variances are requested from the
development and use provisions of Section
36-342.1 to allow a building addition and
expanded outside restaurant seating area.
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments
B. Landscape and Buffer Issues:
The applicant's justification is presented
in an attached letter.
Restaurant with outdoor seating
Restaurant with outdoor seating
No additional landscape requirements
C. Staff Analysis:
The UU zoned property at 915 W. Capitol Avenue is occupied by a one-
story restaurant building (Mr. Mason's Bar -B -Q). There are two (2) access
drives from Capitol Avenue, with parking on the south side of the building.
There is a drive-thru window on the west side of the building. On May 20,
2002 the Board of Adjustment granted a variance to allow outside
restaurant seating between the building and the front (north) property line.
April 26, 2004
ITEM NO.: 3 (Cont.
The applicant is currently proposing to expand the outside seating area to
an area at the northwest corner of the property and along the west side of
the building. As part of the proposal, the applicant is proposing to
construct a roof/awning structure (18 feet by 30 feet) on the west end of
the building. The structure will be unenclosed and located approximately
one (1) foot back from the side (west) property line, and nine (9) feet back
from the front (north) property line. The drive-thru window will be
eliminated as part of the proposal.
Section 36-342.1 (f)(1) of the City's Zoning Ordinance requires a minimum
front setback of 25 feet for this property within the UU (Urban Use) zoning
district. Additionally, Section 36-342.1 (d)(1) requires that all uses be
inside or enclosed. Therefore, the applicant is requesting variances from
these ordinance requirements.
Staff is supportive of the requested variances. To staff's knowledge, all of
the existing and proposed areas of outside restaurant seating are located
on the applicant's property and not in the right-of-way. It appears that the
areas of outside seating will not affect the sidewalk along Capitol Avenue
in any way. Staff feels that the requested front setback is reasonable as
the proposed roof/awning structure will align with the main front wall of the
restaurant building. The existing commercial building immediately to the
west is located less than one (1) foot from the dividing side property line.
Therefore, the proposed roof/awning structure must conform to all
Building and Fire codes. Otherwise, the additional outside seating area
will help the continued revitalization of the area of downtown by promoting
and increasing the pedestrian traffic in the area.
D. Staff Recommendations:
Staff recommends approval of the requested variance, subject to the
following conditions:
1. None of the outside seating areas may encroach into the sidewalk
area (public right-of-way) along W. Capitol Avenue.
2. The proposed roof/awning addition must conform to all Building and
Fire codes.
3. A building permit must be obtained for all construction.
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April 26, 2004
ITEM NO.: 3 (Cont.
BOARD OF ADJUSTMENT: (APRIL 26, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 3 ayes, 0 nays and 2 absent.
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