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HomeMy WebLinkAboutZ-8888 Staff AnalysisJAN UARY 27, 2014 ITEM NO.: A File No.: Z-8888 Owner: Melton Properties LLC Applicant_ Daniel Bryant, Ernie Biggs Address: 307 President Clinton Avenue Description: Southeast corner of President Clinton Avenue and S. Cumberland Street Zoned: UU Variance Requested: A variance is requested from the building form provisions of Section 36-356 to allow alteration of a historical storefront. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Ernie Biggs Piano Bar Proposed Use of Property: Ernie Biggs Piano Bar STAFF REPORT A. Public Works Issues: No Comments. B. Staff Analysis: The UU zoned property at 307 President Clinton Avenue is located on the south side of President Clinton Avenue, between Cumberland and Rock Streets. The property contains a two-story commercial building. Ernie Biggs Dueling Piano Bar occupies the first floor of the building. The applicant, Daniel Bryant of Ernie Biggs, proposes to alter the first floor facade of the building to create an area of outdoor dining. The existing doors and windows which make up the front facade will be removed. New decorative railing will be installed at a height of 4 feet — 5 inches. A new raised floor will be installed to be level with an existing floor. Sliding glass windows will be installed above the railing. The structural members of the existing building facade will remain in place. The outdoor area will have a depth of approximately 15 feet. The proposed alteration is shown in attached sketches. The applicant is requesting variances from two (2) provisions of the City's Zoning Ordinance. Below is Section 36-356 of the River Market Design Overlay District section of the ordinance: JANUARY 27, 2014 ITEM NO.: A (CON'T. Sec. 36-356. Building form. (a) Materials (1) Historic materials or distinctive architectural features shall not be removed or hidden. (2) The type of materials and their color, texture, scale and detailing shall be compatible with those of buildings on adjacent sites. (3) Surface cleaning of historic structures shall be done with the gentlest possible method. Physical or chemical treatments, such as sandblasting or high pressure water cleaning, that cause damage to historic material shall be prohibited. ( c) Openings. (1) Historical upper facade windows shall retain original dimensions and details. (2) Historical storefront configuration shall not be altered. (3) New construction shall have a pattern of windows and doors that resemble similar patterns on facades of adjacent buildings. (4) Primary entrances shall be parallel with the street. The variances are requested from Sections 36-356(a)(1) and (c )(2). The applicant proposes to remove doors and sidelights, altering the historic storefront configuration of the building. Staff supports the requested variances associated with altering the first floor facade of the building. Staff views the request as reasonable. On January 14, 2014 the River Market Design Review Committee unanimously approved the proposed project. During this process staff of the Arkansas Historic Preservation Program (AHPP) also reviewed and approved the facade alteration. Staff agrees with the AHPP's determination that the building will not lose its "Contributing Status" because of the change, including the addition of movable sliding windows to give the impression of the original windows. With the windows closed, the space would not be weather tight. The railing does not have a solid surface behind or in front of it. Therefore, this would be a three season area only. Staff would not oppose if the owner/applicant placed a glass wall either in front of or behind the railing in the future to make the area weather tight and useable year round. Additionally, staff suggests that the doors and side lights be stored on -site and appropriately labeled as such so that they could be reinstalled at a later date if it is ever determined to do away with the outdoor dining concept. Staff believes the facade alteration will have no adverse impact on the adjacent properties or general area. C. Staff Recommendation: Staff recommends approval of the requested variances associated with the proposed facade alteration project, with the owner/tenant option of installing glass behind or in front of the railing at a later date to make the dining area a year round use. JANUARY 27, 2014 ITEM NO.: A (CON'T. BOARD OF ADJUSTMENT (October 28, 2013) Staff informed the Board that the application needed to be deferred to the November 25, 2013 agenda, based on the fact that the issue was still pending before the River Market Design Review Committee. Staff noted that the applicant did not object to the deferral. The item was placed on the Consent Agenda for deferral to the November 25, 2013 agenda as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was deferred. BOARD OF ADJUSTMENT (November 25, 2013) Staff informed the Board that the application needed to be deferred to the January 27, 2014 agenda, based on the fact that the issue was still pending before the River Market Design Review Committee. Staff noted that the applicant did not object to the deferral. The item was placed on the Consent Agenda for deferral to the January 27, 2014 agenda as recommended by staff. The vote was 5 ayes, 0 nays and 0 absent. The application was deferred. BOARD OF ADJUSTMENT (January 27, 2014) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. The item was placed on the Consent Agenda for approval as recommended by staff. The vote was 4 ayes, 0 nays and 1 absent. The application was approved.