HomeMy WebLinkAboutZ-7945-A Staff AnalysisMAY 23, 2016
ITEM NO.: 2
File No.: Z -7945-A
Owner: Lyto, Inc.
Applicant: Tami C. Threet
Address: 4910 Kavanaugh Blvd.
Description: East side of Kavanaugh Blvd., north of Cantrell Road
Zoned: C-3
Variance Requested: A variance is requested from the parking provisions of
Section 36-502 to allow a restaurant use with a reduced
number of parking spaces.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Commercial
Proposed Use of Property: Commercial and Restaurant
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The C-3 zoned property at 4910 Kavanaugh Blvd., is occupied by two (2) one-story
commercial buildings. There is paved parking between the two (2) buildings as well
as along the north, east and west sides of the northernmost building. There is a total
of 41 parking spaces on the site. There are two (2) paved driveways from
Kavanaugh Blvd., which serve as access.
The applicant proposes to utilize 3,750 square feet of the southernmost building as
a restaurant. The proposed restaurant will occupy the south portion of that building.
The applicant proposes to utilize the existing shared parking arrangement which
exists between the two (2) buildings. The applicant notes that the restaurant will be
open 4:30 P.M. to 12:30 A.M., seven (7) days a week. Most of the other shops within
these two (2) buildings will not be open during these times.
With the addition of the restaurant use, Section 36-502(b)(3)c. of the City's Zoning
Ordinance requires a minimum of 57 parking spaces for the two (2) buildings
combined. There is a total of 10,000 square feet for the two (2) buildings. Therefore,
the applicant is requesting a variance to allow the new restaurant use to occupy a
MAY 23, 2016
ITEM NO.: 2 (CON'T.
portion of the southernmost building with a reduced number of parking spaces for
the overall development.
On October 31, 2005, the Board of Adjustment approved a parking variance to allow
a restaurant use within this same building. However, the restaurant use was not
established, and the variance expired after two (2) years.
Staff is supportive of the requested variance. Staff feels the variance request is
reasonable, given the fact that 41 parking spaces currently exist on the site. The
restaurant use alone requires 37 parking spaces. If the other uses on the property
are closed a majority of the time when the restaurant is in operation, parking will not
be an issue. Staff believes an overlap in the hours of operation will also create no
parking issues. There is also some additional on -street parking to the north along
Kavanaugh Blvd., and Van Buren Street. Staff believes the use of a portion of the
southernmost building as a restaurant with the existing parking arrangement will
have no adverse impact on the adjacent properties or the general area.
C. Staff Recommendation:
Staff recommends approval of the requested parking variance, subject to the
following conditions:
1. A maximum of 3,750 square feet of the two (2) existing building may be
utilized as a restaurant use.
2. The hours of operation for the restaurant use are limited to the evening
hours after 4:30 P.M.
BOARD OF ADJUSTMENT
(May 23, 2016)
The applicant was present. There were no objectors present. Staff presented the item
and a recommendation of approval as outlined in the "staff recommendation" above.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by the vote of 4 ayes, 0 noes and 1 absent.
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