PROJECT DESCRIPTION
1030 Kings Highway is located in Shreveport's Fairfield Historic District and is comprised of three pieces of property (see Exhibit A). Per the application for 24-03-HPC (see Exhibit H), the Applicant, Mr. John Marshall Rice of Rice Real Estate, LLC, is seeking approval of a Certificate of Demolition because a "drive thru [sic] coffee business has offered to purchase the property contingent upon a certificate of demolition. The certificate is sought to market the property as a location suitable for new construction."
OTHER ACTIONS REQUIRED IF CERTIFICATE OF DEMOLITION IS APPROVED
• Subdivision Plat (application through the MPC, combining all three properties into one).
• Demolition Permit (obtained by City of Shreveport Permits Division).
• Any proposed new construction of a drive-through coffee shop would require:
- Certificate of Appropriateness (recommendation by the Shreveport HPC, final approval by the Executive Director of the MPC).
- Rezoning. A drive-through facility is not allowed in the C-1 Zoning District.
- Administrative Special Use Permit. If the rezoning of the property was approved to C-2, approval of an administrative special use permit would be required. If the property was rezoned to C-3 or C-4, a drive-through facility would be a permitted by right in those zoning districts.
- Site Plan Approval (obtained through the Shreveport MPC, as applicable).
- Building Permit (obtained by City of Shreveport Permits Division).
PROPERTY DESCRIPTION
The Fairfield Historic District is an early twentieth century residential area located along a low ridge south of downtown Shreveport. All of the 253 contributing elements date from the period 1900 to 1936.2 The predominant structure on Property (1) is a "two-story brick Mediterranean Revival [structure] with green tile hip roof; two end wall chimneys; [a] pedimental portico with barrel vault and round arch, [all of which is] supported by brick piers and Doric columns (see Exhibit E. for Streetview Images).
Property (2) and Property (3) adjoin Rutherford Street and provide access to the Property (1). A small driveway, parking lot, and metal carports are located on these properties. Neither Property (2) or Property (3) lie within the Fairfield Historic District; therefore, the applicant does not need an approved Certificate of Demolition for any demolition work on these properties.
APPROVAL STANDARDS - Certificate of Demolition
Per Shreveport UDC Article 21, Section 21.6, D. Approval Standards, for a Certificate of Demolition:
It is not the intention of these regulations to require the reconstruction or restoration of individual or original buildings and/or prohibit the removal or demolition of the same. Upon review of the application for a Certificate of Demolition, the Shreveport HPC and the Executive Director of the Shreveport-Caddo MPC, or his/her designee, must balance the following standards in making any recommendation and/or determination for approval:
1. Whether the building, land, property, site, structure, or object has Pre-historic Significance, Historic Significance, Architectural Significance, Archeological Significance, or Cultural Significance (as all defined by this Article) and the importance of said significance to the community.
MPC STAFF COMMENTS: The main structure, built in 1922, was one of 253 contributing elements identified in the 1987 Nomination Form for the initial formation of what is today's Fairfield Historic District.
Per the 1987 Nomination Form's 'Statement of Significance':
The Fairfield Historic District is locally significant in the area of architecture as a very superior early twentieth century residential area within the context of northern Louisiana. [...]
The eclectic revival styles of the early twentieth century such as Tudor or Renaissance are well represented in the district. Virtually all buildings of this ilk are worthy examples. None are mere cottages; each is a strong and commanding stylistic statement. Moreover, a good many of them possess significant individual distinction.
MPC staff finds that the principal structure at 1030 Kings Highway is of the "eclectic revival style of the early twentieth century," has both historical and architectural significance to the community, and still retains enough historic integrity to be considered a contributing element to the Fairfield Historic District.
2. The current condition of the property.
MPC Staff Comments: Historically, COD applications that are presented before the HPC have been submitted by the City's Property Standards Department-mainly due to the properties having been deemed unsafe and/or inhabitable and are a safety risk to the public. That is not the case for 24-04-HPC. MPC staff finds that all buildings, structures, site elements and landscape at 1030 Kings are safe, habitable and in good working condition.
3. The proposed new use of the property.
MPC Staff Comments: Typically, the "use" for a piece of property is not under the purview of the HPC. However, when it comes to making a recommendation, HPC can weigh any proposed land use in evaluating the need for a demolition. The applicant states that the:
“Property owner was approached by Seven Brew Drive Thru Coffee to purchase property. This use is like all of the other businesses in the area. For Seven Brew, to place their business on the property will require the demolition of the existing structure so they can build their franchise structure."
Adjacent properties and uses surrounding 1030 Kings include:
• Community Bank of Louisiana, Commercial use (to the East)
• Raising Canes, Commercial use (to the West)
• Vacant C-1 property, Commercial use (to the North, across Rutherford Street)
• Fairfield Crossing Condos, Residential use, (to the South, across Kings Highway)
4. Whether denial of the proposed demolition would prevent the property owner from earning a reasonable economic return on the property.
MPC Staff Comments: The intent of these approval standards is to be applied reasonably – therefore, any feasibility argument places the burden of proof on the property owner to prove that demolition is the only possible redevelopment alternative. MPC staff conclude that denial of the proposed Certificate of Demolition would not prevent the property owner from earning a reasonable economic return on the property. A potential buyer could buy the property and use the building, as-is.
MPC STAFF ANALYSIS
CERTIFICATE OF DEMOLITION
Rice Real Estate, LLC, owns three parcels identified as 1030 Kings Highway. Property (1) resides within the Fairfield Historic District, is a contributing element and contributes to the historical significance of the historic district.
The Shreveport HPC has the authority to either recommend approval or denial of the COD based on criteria in Article 21, Section 21.6.D. Approval Standards. In evaluating these standards, MPC staff conclude that:
• The structure on Property (1) is a contributing element and provides both historical and architectural significance to the distinction of the Fairfield Historic District.
• The structure on Property (1) appears to be safe, habitable, and in excellent condition.
• The proposed land use for Property (1), according to the COD application, is a drive- through coffee shop - a use that is not currently allowed in the C-1 Zoning District. Likewise, the proposed use's franchise structure, as seen in the COD application, is not harmonious with the special character of the Fairfield Historic District. Therefore, the proposed use, in the opinion of MPC staff, will adversely affect the historic character of the district.
• Demolition would not prevent the property owner from earning a reasonable economic return on the property.
The properties located at 3000 Fairfield (the Community Bank Building), as well as 2950 Fairfield, no longer are contributing elements-meaning that the structure on Property (1) is the only contributing element west of Kings Highway and south Rutherford Street. MPC staff do understand the development patterns from Interstate 49 to Fairfield Avenue, and all current development is consistent with the Future Land Use Map (see Exhibit D). However, as long as Property (1) remains in the Fairfield Historic District, the proposed demolition does not meet the approval standards contained in the Shreveport UDC and recommends DENIAL of the COD application.
ATTACHMENTS –
- Exhibit A. Zoning Map.
- Exhibit B. Aerial Map.
- Exhibit C. Historic District Map Boundaries.
- Exhibit D. Future Land Use Map.
- Exhibit E. Streetview Images.
- Exhibit F. Fairfield Historic District. National Register of Historic Places Nomination Application.
- Exhibit G. National Register of Historic Places references.
- Exhibit H. COD Application, Pages 1-10
MPC STAFF RECOMMENDATION
CERTIFICATE OF DEMOLITION.
Based on staff analysis, review of the above standards, and the facts of record, MPC Staff concludes that the recommendation to DENY the requested Certificate of Demolition is warranted, as the application does not appear to meet the approval standards of Shreveport UDC Article 21, Section 21.6, D.
Alternatively, based on information provided at the public hearing, the HPC may recommend:
• APPROVAL of the requested Certificate of Demolition.
• DEFER AND CONTINUE, to allow staff to look at realigning the Fairfield Historic District to align with development of the Kings Highways Corridor.
HISTORIC PRESERVATION COMMISSION (HPC) RECOMMENDATION (February 23, 2024)
CERTIFICATE OF DEMOLITION.
On February 23, 2024, the HPC Board voted 5-0 with a recommendation to DENY the requested Certificate of Demolition.
MPC EXECUTIVE DIRECTOR'S DECISION
The Executive Director DENIES the request for Certificate of Demolition as it fails to meet the approval standards of Shreveport UDC Article 21, Section 21.6, D.