HomeMy WebLinkAboutZ-6450 Staff AnalysisFebruary 5, 1998
ITEM NO.: 28
NAME:
LOCATION•
OWNER/APPLICANT:
PROPOSAL:
ORDINANCE DESIGN STANDARDS:
1. Site Location:
FILE NO.: Z-6450
Hilburn - Conditional Use
Permit
12011 Westhaven Drive
Corky Pork Partners/
Tommy Hilburn
A conditional use permit is
requested to allow for the
construction of an eating
place with drive-in service on
this C-3 zoned property.
The site is located on the south side of Westhaven
Drive, one lot west of Bowman Road.
2. Compatibility with Neighborhood:
The property is located within the intensely developed.
Chenal Parkway/Bowman Road/Markham Street Commercial
node. All surrounding properties are zoned C-3 and are
occupied by a variety of commercial uses such as
restaurants, retail stores and a movie theater. The
use is compatible with development in the area. The
Parkway Place and Birchwood Neighborhood Associations
were notified of the public hearing.
3. On -Site Drives and Parking:
This 900 square foot restaurant building requires nine
on-site parking spaces. However, this use is not
designed for customers to enter the building.
Customers will either eat in their cars or will pick up
food to be eaten elsewhere. A small number of outdoor
dining tables will also be provided. In order to
accommodate employees, the applicant has secured an
agreement from Carmike Cinemas and Corky's Restaurant
to allow use of seven parking spaces each. Six
additional spaces other than the covered parking are
provided.
February -5, 1998
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-6450
4. Screenina and Buffers:
Areas set aside for buffers and landscaping meet with
ordinance requirements with the exception of the lack_
of building landscaping. Though there is considerable
flexibility with this requirement a small amount of
landscaping is required between some of the public
parking area and building. (A revised plan was
submitted which shows the required building
landscaping.)
5. Public Works Comments:
1. Grading permit will be required on this new
development, if it disturbs more than one acre.
2. Obtain barricade and street cut permits prior to
construction within right-of-way.
3. Maximum driveway width is 40 feet per City
Ordinance.
6. utility and Fire Department Comments:
Water: No objection.
Wastewater: Sewer available, not adversely affected.
Fire Department: Show location of fire hydrants.
Southwestern Bell: Approved as submitted.
CATA: Site is not located on a CATA bus route.
7. Staff Analysis:
The applicant proposes to construct an "eating place
with drive-in service" on the C-3 zoned property
located at 12011 Westhaven Drive. The project consists
of a modular drive-in restaurant with drive -up window
service intended for food consumption off-site and also
19 covered parking stalls with curb service intended
for food consumption on the promises in motor vehicles.
A small number of outdoor dining tables will also be
provided.
The proposed use is compatible with the development in
this area. All surrounding properties are zoned C-3
and use occupied by a variety of commercial uses. The
building meets all required setbacks and there are very
few issues related to this application.
2
February 5, 1998
SUBDIVISION
ITEM NO.: 28 (Cont.) FILE NO.: Z-6450
Although food service is provided as either take-out or
to be eaten on the premises in motor vehicles, 9 on-
site parking spaces are still required. The applicant
is requesting a waiver of this requirement. Agreements
have been submitted by Carmike Cinema and Corky's
Restaurant allowing the use of seven parking spaces
each. As long as these agreements are valid, they
should address the parking issue. The revised site
plan provides six on-site parking spaces, leaving a
variance for three spaces.
The applicant also proposes to use a dumpster located
on the Corky's restaurant property, adjacent to the
east. As both this development and Corky's are owned
by the same persons, this arrangement should work.
Should either site change ownership, it will be
necessary to revisit this issue.
Signage will conform to ordinance standards for
commercially zoned properties. Hours of operation are
not viewed as an issue due to the location of the site
and the surrounding land uses.
8. Staff Recommendation:
Staff recommends approval of the requested conditional
use permit subject to compliance with the following
conditions:
1. Compliance with the Public Works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
3. Compliance with Utility and Fire Department
Comments
Staff recommends approval of the variance to allow off-
site parking at Corky's Restaurant and the Carmike
Cinema properties. Should the agreements with these
two parties become invalid for any reason, the required
parking must be provided on this site or the issue must
be brought back to the Planning Commission.
SUBDIVISION COMMITTEE COMMENT: (JANUARY 15, 1998)
The applicant was present. Staff presented the item.
Following a brief discussion, the Committee determined there
were no outstanding issues and forwarded the item to the
full Commission for final resolution.
3
February 5, 1998
SUBDIVISION
ITEM NO.: 28 (Cont.
PLANNING COMMISSION ACTION:
FILE NO.: Z-6450
(FEBRUARY 5, 1998)
The applicant was present. There were no objectors present.
Staff informed the Commission that a revised site plan had
been submitted which provided 6 of the required 9 on-site
parking spaces. Staff recommended approval of the
conditional use permit and of the parking variance subject
to compliance with the conditions noted in the staff
recommendation.
The conditional use permit and parking variance were placed
on the Consent Agenda and approved as recommended by staff.
The vote was 11 ayes, 0 noes and 0 absent.
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