HomeMy WebLinkAboutZ-6607 Staff AnalysisJanuary, 25, 1999
Item No.: A
File No.
Owner
Address:
Descry tiozx-
Zoned•
Variance Re ested:
Justification:
Present Use of Property:
Proposed Use of Property:
Staff Re ort:
A. Public Works Issues:
Z-6607
William and Lulu Chi
#8 Shackleford Drive
Lot 7, Hooper Bond Addition
(amended to add Lot 1R)
C-3
A variance is requested from the
parking requirements of Section
36-502 to permit construction of
a hotel with reduced number of
parking spaces.
Sixty-six spaces are required.
Sixty-two spaces are provided. Two
spaces are available on the
adjacent restaurant site which is
also owned by the applicant,
leaving a variance needed for only
two spaces.
Vacant
60 room hotel
1. Markham Street is listed on the Master Street Plan as a
minor arterial. A dedication of right-of-way to 40 feet
from centerline is required.
2. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct 5 -foot sidewalks with planned
development.
3. Change of location of access easement will require
preliminary plat modification. New easement is required
by Ordinance to be 60, wide easement and to be
constructed to collector street standard (311) and
sidewalks.
4. Stormwater detention ordinance applies to this property.
(Tie to inlet located east of proposed site).
. January 25, 1999
Item No.:
B. Staff Analysis:
The applicant proposes to construct a new, three-story, 60
room hotel on the vacant C-3 zoned lot located at #8 ..
Shackleford Drive. The lot is undeveloped other than for a
driveway which extends along the eastern perimeter of the
lot. This driveway provides access to Chi's Restaurant
which is located on an adjacent tract. The proposed 60 room
hotel requires 66 parking spaces. Sixty-two spaces are
provided on site.
Staff believes the variance request to be reasonable.
Hotels are to provide one parking space per room plus an
additional ten percent of the total of all parking spaces
required for hotels larger than 20 rooms for employees and
nonguest users patronizing meeting rooms, restaurants and
other facilities. This hotel has no restaurant, lounge or
bar, meeting rooms or other similar facilities. There is a
small conference room on the first floor. The adjacent
property, occupied by Chi's Restaurant, is owned by the "
applicant as well. There are two additional parking spaces
on the restaurant site, over and above the number required
by the ordinance. Those two spaces are available for use by
hotel employees or guests. Staff believes it would be a
rare occasion that this 60 room hotel were 100 percent
occupied so that every parking space would be needed.
The 25 foot access easement will have to be relocated to
accommodate the proposed site plan and still provide access
to the restaurant site. Public Works has noted that the new
easement must be 60 feet wide and the driveway constructed
to collector street standards. The lot itself is only 122
feet wide. The applicant is continuing to work with Public
works to resolve this issue and a report will be made to the
Board of Adjustment.
If the easement issue can be resolved, staff believes the 4
space parking variance can be approved.
C. Staff Recommendation:
Staff recommends approval of the parking variance subject to
compliance with the following conditions:
1. Compliance with Public Works Comments
2. Compliance with the City's Landscape and Buffer
Ordinances
E
January 25, 1999
Item No.: A (Cont.
BOARD OF ADJUSTMENT:
(DECEMBER 21, 1998)
The applicant was not present. There were no objectors present.
Staff informed the Board that the applicant had requested that
the item be deferred to the January 25, 1999 meeting in order to
address Public Works Comment regarding the access easement.
The item was placed on the Consent Agenda and deferred to the
January 25, 1999 meeting. The vote was 4 ayes, 0 noes, 0 absent
and 1 open position.
STAFF UPDATE:
As originally filed, the application included only the proposed
hotel site, Lot 7. There is a 25 foot wide access easement
through Lot 7 to provide access from Shackleford Drive to the
restaurant located on Lot 1R. Both lots are owned by the
applicant. Construction of the hotel would result in the need to
relocate the 25 foot easement. As was noted earlier, relocation
of the access easement requires a modification to the preliminary
plat for Lot 1R and the new easement is required by ordinance to
be 60 feet wide. Lot 7 is only 120+ feet wide and platting a 60
foot wide access easement through the lot would have greatly
impacted the developability of the lot. The applicant has chosen
to address this issue by combining Lots 1R and 7 into one lot
which would contain both the restaurant and the proposed new
hotel. Since the property would be one lot, there would be no
need for an access easement through the hotel site.
A synopsis of the parking requirement for the restaurant/hotel
site is as follows:
Parking Parking
Rimed Provided
Restaurant - 5,910 sq. ft. 59 61
Hotel - 60 rooms 66 62
TOTAL 125 123
Staff is supportive of the requested 2 space parking variance as
noted in the earlier -Staff Analysis."
The revised Public works Comments based on the Combined
Restaurant/Hotel project are as follows:
1. Property frontage for all three bounding streets needs to have
the sidewalks and ramps brought up to the current ADA
standards.
2. Repair or replace any curb and gutter or sidewalk that is
damaged in the public right-of-way prior to occupancy.
3. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
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January 25, 1999
Item No.: A Cont.
4. Stormwater detention ordinance applies to this property with
planned development.
5. Replat as single lot required or waiver of service easement
requirements needed prior to building permit.
6. Dedicate right-of-way on Shackleford Road to place sidewalk
completely in Public Street right-of-way. Dedication shall be
to face of retaining wall.
REVISED STAFF RECOMMENDATION:
Staff recommends approval of the requested 2 space parking
variance subject to compliance with the following conditions:
1. Lots 1R and 7, containing the existing restaurant and proposed
hotel, are to be replatted as a single lot.
2. Compliance with Public Works Comments
3. Compliance with the City's Landscape and Buffer Ordinances.
(NOTE: The perimeter and interior landscaping shown on the
site plan submitted for the hotel site appear to fall below
ordinance minimums. A revised site plan must be submitted
which conforms to ordinance standards.)
BOARD OF ADJUSTMENT:
(JANUARY 25, 1999)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval,
subject to compliance with the conditions noted in the "revised
staff recommendation" above.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 3 ayes, 0 noes, 1 absent and
1 open position.
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