HomeMy WebLinkAboutZ-6065-A Staff AnalysisApril 29, 2002
ITEM
File No.: Z -6065-A
Owner: John Newbern and Adam Frith
Address: 722 N. Palm Street
Description: Part of Lots 11 and 12, Block 37,
Pulaski Heights Addition
Zoned: C-3
Variance Requested: A variance is requested from the parking
provisions of Section 36-502 to permit
increased restaurant seating without the
minimum number of required off-street
parking spaces.
Justification: The applicant's justification is presented in
an attached letter.
Present Use of Property: Coffee House
Proposed Use of Property: Coffee House
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The property at 722 N. Palm Street is zoned C-3 and contains a 2,900
square foot residential structure which was converted to a
coffeehouse/restaurant several years ago. There are five (5) on-site
parking spaces in front of the structure which are accessed from Palm
Street and three (3) parking spaces in the rear yard accessed off of the
alley. A 2,900 square foot restaurant use is required to provide 29 on-site
parking spaces.
On December 18, 1995 the Board of Adjustment approved a variance
allowing a reduced number of on-site parking spaces for the restaurant
April 29, 2002
Item No.: 4 (Cont.
use. The application was approved for use of the building as a restaurant,
utilizing the eight (8) on-site parking spaces as existing.
The restaurant owners currently propose to utilize a portion of the upstairs
seating area to expand the restaurant office. In doing so, the seating
capacity for the restaurant would be reduced by 12 seats. Therefore, the
applicant proposes to construct a 400 square foot deck along the north
side of the building which would provide an additional 16 seats. The total
seating capacity for the restaurant would increase from 76 seats to 80
seats. The deck addition would require four (4) additional on-site parking
spaces. Therefore, the applicant is requesting another variance to allow a
reduced number of on-site parking spaces.
Staff is supportive of the requested variance. The addition of the 400
square foot deck, with the conversion of part of the second floor to
restaurant office space, would provide a net increase in seating capacity
of only four (4) seats. This increase in seating capacity is very minimal
and therefore, staff feels that the requested parking variance is
reasonable. To staff's knowledge, the restaurant has operated at this
location for the past six (6) plus years with no adverse impact related to
the reduced number of on-site parking spaces. Although staff has no
concerns with the proposed parking variance, conditions relating to the
operation of the deck area will be recommended in the next paragraph
which will recognize the adjacent single family residences.
C. Staff Recommendation:
Staff recommends approval of the requested parking variance subject to
the following conditions:
1. There are to be no outside speakers.
2. There is to be no live music within the outside deck area.
3. Any exterior site lighting must be low-level and directed away from
adjacent residential property.
4. The deck area must be properly screened from adjacent residential
property.
BOARD OF ADJUSTMENT: (APRIL 29, 2002)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered no additional comments -
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April 29, 2002
Item No.: 4
The item was placed on the Consent Agenda and approved as recommended by
staff by a vote of 4 ayes, 0 nays and 1 absent.
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