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HomeMy WebLinkAboutZ-9054 Staff AnalysisJULY 27, 2015 ITEM NO.: 10 File No.: Z-9054 Owner: Rock Capital Group, LLC Applicant: Frank Riggins Address: 1510 Rebsamen Park Road Description: West side of Rebsamen Park Road at Old Cantrell Road Zoned: C-3 Variance Requested: A variance is requested from the parking provisions of Section 36-502 to allow construction of a restaurant building with a reduced number of parking spaces. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Car Wash Proposed Use of Property: Restaurant STAFF REPORT Io Public Works Issues: No Comments B. Landscape and Buffer Issues: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. A perimeter strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 3. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. 4. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading JULY 27, 2015 ITEM NO.: 10 ICON'T. or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. Provide additional landscape areas in general vicinity of the building to meet these requirements. 5. Menu board speakers for drive-through windows shall be designed to provide for a solid wall at least six (6) feet in height and twenty (20) feet in length along the opposite lane line. This wall shall be constructed of masonry or wood with a textured finish to diminish sound deflection. Provide deflection board. 6. The City Beautiful Commission recommends trees as feasible on this site. Credit toward requirements can be given when preserving larger. C. Staff Analysis: preserving as many existing fulfilling Landscape Ordinance trees of six (6) inch caliper or The C-3 zoned property at 1510 Rebsamen Park Road is occupied by an existing four (4) bay self-service carwash building which is no longer in use. The property is located at the intersection of Rebsamen Park Road and Old Cantrell Road. The rest of the site is covered with asphalt paving. There are two (2) access drives from Rebsamen Park Road which serve the property. The applicant proposes to remove the carwash building from the site and construct a new restaurant building, as noted on the attached site plan. The new building will be 1,430 square feet in area, and will be located within the north half of the property. A new paved parking lot for 10 vehicles will be located within the south half of the property. There will be one (1) access drive from Rebsamen Park Road near the southeast corner of the property. A drive-thru lane will be located on the east, west and north sides of the proposed building. A menu board will be located on the east side of the proposed building. Perimeter, interior and building landscaping will be provided to meet ordinance requirements. Section 36-502(b)(3)c. of the City's Zoning Ordinance requires a minimum of 14 on-site parking spaces for the proposed restaurant use. As noted previously, there will be 10 new parking spaces on the west side of the proposed building. Credit can also be given for three (3) stacking spaces within the drive-thru lane. Therefore, the applicant is requesting a variance to allow the proposed restaurant use with one (1) fewer parking space than required by the ordinance. Staff is supportive of the requested parking variance. Staff views the request as reasonable. The proposed development is only one (1) parking space shy of the full ordinance requirement of 14 spaces. Staff feels that the proposed development represents a quality in -fill type re -development of the site. Staff does not believe the proposed restaurant development with one (1) parking space short 2 JULY 27, 2015 ITEM NO.: 10 CON'T. of the ordinance requirement will have any adverse impact on the adjacent properties or the general area. A large amount of the restaurant's traffic will be via the drive-thru window, which will help alleviate pressure put on the site's parking lot. D. Staff Recommendation: Staff recommends approval of the requested parking variance, subject to compliance with the requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (July 27, 2015) The applicant was present. There were no objectors present. Staff presented the application with a recommendation of approval. There was no further discussion. With a vote of 4 ayes, 0 nays and 1 absent, the Board voted to waive their bylaws and accept the applicant's late notification to one (1) property owner. 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.