HomeMy WebLinkAboutZ-6675 Staff AnalysisMay 24, 1999
Item No.: 7
File No.
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Z-6675
Dena Yancey -Trujillo
5208 Kavanaugh Blvd.
Lots 9 and 10, Block 25,
Newton's Addition
C-3
Variances are requested from the
area regulations of Section 36-301,
the parking requirements of Section
36-502 and the screening
requirements of Section 36-523.
Applicant's Statement: We propose
�to improve our existing building
which houses Yancey's Wines and
Spirits at 5208 Kavanaugh Boulevard
in the Heights neighborhood. We
are one of the oldest established
businesses in the Heights and have
been located in the neighborhood
for over thirty years. The
attached application reflects our
request for a zoning variance in
order to improve our building as
well as adding a beautiful upgrade
to our neighborhood for our
neighbors and customers to enjoy.
The one story block and brick
building occupies approximately
3,725 square feet of the 100' X
140' lot. The goal is to add a
second floor to the existing
building, which will provide
additional lease space in this C-3
zoning. Since the existing
structure was not designed to
support a second floor, new
structural columns are required at
the front and rear in order to
space over the existing roof. For
May 24,'1999'
Item No.: 7 (Cont.
Present Use of Proper :
Proposed Use of Property:
Staff Report :
A. Public Works Issues:
this reason, the upper floor will
be approximately 4,396 square feet
for a total of 8,121 square feet of
gross area, and 7,652 square feet
of floor area. For C-3 business or
retail, the required off-street
parking is a 1,300 ratio, or 26
spaces. Since the existing lot
will support 15 vehicles, we are
requesting a variance for the other
11 spaces.
The other request concerns the rear
yard setback. The existing
building already encroaches into
the 25' rear yard requirement
approximately 14 feet. With the
addition of the structural columns
and second floor, the proposed
addition will not be closer to the
rear property line than 11 feet,
thus the request is for a variance
of 14 feet.
As you know, our property and
location are very valuable and dear
to our family. We own our home two
blocks away and are deeply vested
in our community and neighborhood.
One -Story Commercial Building
Two -Story Commercial Building
1. Kavanaugh Boulevard is listed on the Master Street Plan
as a minor arterial. A dedication of right-of-way to 35
feet from centerline is required.
2. With building permit property frontage needs to have the
sidewalks and ramps brought up to the current ADA
standards.
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May 24, ' 1999'
Item No.: 7 (Cont.)
3. Repair or replace any curb and gutter or sidewalk that
is damaged in the public right-of-way prior to
occupancy.
4. Eliminate one driveway; only one driveway will be
allowed with building permit.
5. Submit sign and planter design (at the time for building
permit) to insure sight distance is not affected by
construction.
B. Staff Analvsis:
The C-3 zoned property located at 5208 Kavanaugh Blvd. is
occupied by a 3,725 sq. ft., one-story commercial building.
The building is typical of 1960's construction; glass front
and flat roof. A 16 space parking lot is located in front
of the building, with two driveways onto Kavanaugh Blvd.
The applicant proposes to add a second floor to the existing
building. The resulting structure will have a pitched roof
and a fagade treatment more compatible with other structures
in the Heights neighborhood. The existing structure was not
designed to support a second floor and new structural
columns will be required at the front and rear in order to
span over the existing building. The new upper floor will
contain 4,396 square feet, resulting in a total floor area
of 81121 square feet. The proposed expansion results in the
need for four variances from the Board of Adjustment.
Additional variances may be required from the Board of
Directors and City Beautiful Commission for those areas not
under the Board of Adjustment's purview.
The existing building has a rear yard setback of 12.42 feet
and a side yard setback on the west side of 4.11 feet.
After construction of the second floor, the structure will
have a rear yard setback of 11 feet and will maintain the
existing 4.11 foot side yard setback on the west. The Code
requires a rear yard setback of 25 feet and a side yard
setback of 15 feet when abutting a residential district.
Redevelopment of the site requires placement of screening
between this site's parking lot and the abutting property to
the west. The applicant is requesting a variance of that
requirement since the parking lot is already existing and
the residentially zoned property to the west is occupied by
a fire station, not a residence.
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May 24,'1999-
Item
4,'1999
Item No.: 7 (Cont.)
Once the project is complete, the building will have a gross
floor area of 8,121 square feet, requiring 27 on-site
parking spaces; based on the general commercial requirement
of 1 space per 300 square feet. The site plan proposes 15
on-site parking spaces. There is no additional space on the
site for more parking.
Staff is supportive of the requested variances. The
remodeling proposed by the applicant will result in a more
aesthetically pleasing structure that is more compatible
with structures in the Heights neighborhood. This proposed
upgrade should be of benefit to the area.
Adding the second floor, while basically maintaining the
rear and side yard setbacks of the existing building should
have minimal impact on adjacent properties. There will be
only one small window on the north (back) side of the second
floor. The window will be located in an office occupied by
the applicant. There will be no windows on the east or west
sides of the second floor. A second floor fire exit only
will be located on the rear of the building. Although the
building sits closer than 25 feet to the rear property line,
limiting the windows and exits on the north side of the
building should help to mitigate the impact of the reduced
setback. The 15 foot side yard requirement is not necessary
since the abutting residentially zoned property is occupied
by a fire station, not a residence. In the C-3 district, no
side yard setback is required except when the site abuts
residentially zoned property.
The applicant is requesting a parking variance of 12 spaces.
There may be some minor modification of this number in
response to Public Works requirement to dedicate right-of-
way and eliminate one of the two driveways onto Kavanaugh.
The redesign of the driveway could result in a gain or loss
of 1-2 parking spaces. The applicant has stated that he
intends to seek a variance of the driveway requirement from
the Board of Directors. The Heights has been recognized and
prides itself on being a walking neighborhood. Very few
businesses in the Heights commercial area have adequate on-
site parking, if any at all. There is on street parking
available on Kavanaugh Blvd. in this area. There is not
much competition for that on street parking from the nearby
uses. The properties adjacent to this site are occupied by
a fire station and a bank, both of which have adequate on-
site parking. Staff does not believe the 11-12 space
parking variance is out of character for the neighborhood.
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May 24,' 1999
Item No.: 7 (Cont.)
It is likely that the second floor of this building will
contain office uses rather than retail commercial office
uses which might require greater on-site parking. Most of
the commercial uses in the Heights area are smaller,
specialty shops which do not generate high traffic volumes
throughout the day. Staff's only concern is the possibility
of a restaurant occupying a portion of the site. The
parking requirement for a restaurant is 1 space per 100
square feet, which could greatly compound the issue
regarding the lack of parking. Consequently, staff would
recommend that this variance be granted subject to no
restaurant being located in the building.
C. Staff Recommendation:
Staff recommends approval of the requested setback,
screening and parking variances subject to compliance with
the following conditions:
1. Compliance with Public Works Comments, including any
variance of these requirements as may be granted by the
Board of Directors.
2. Compliance with the City's Landscape Ordinance,
including any variance of the Landscape requirements as
may be granted by the City Beautiful Commission.
3. There are to be no doors or windows in the rear and side
walls of the second floor other than for a fire escape
door and the one small window in the owner's office as
indicated by the applicant.
4. There is to be no restaurant located in this building
without further application to and approval by the Board
of Adjustment. The parking variance is based upon those
uses requiring a maximum parking ratio of 1 space per
300 square feet of gross floor area.
BOARD OF ADJUSTMENT:
(MAY 24, 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 outlined in the "staff
recommendation" above. Staff informed the Board that Public
Works Comment No. 4 had been removed and replaced with the
following:
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May 24,'1999
Item No.: 7 (Cont.
Two driveways are permitted subject to each driveway
being no more than 20 feet in width and one driveway
being an entrance only and the second driveway being
an exit only.
The applicant offered no additional comments.
The item was placed on the consent agenda and approved as
recommended by staff, including the modified Public Works
Comment. The vote was 5 ayes, 0 noes and 0 absent.
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