HomeMy WebLinkAboutZ-7162 Staff AnalysisMarch 25, 2002
ITEM NO.: 14
File No..
Owner:
Address:
Description:
Zoned:
Variance Requested:
Justification:
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
Z-7162
Jim Couch
3610 Kavanaugh Blvd.
Northeast corner of Kavanaugh
Blvd. and Lookout Street
C-3
A variance is requested from the
parking provisions of Section
36-502 to allow a restaurant -
type use with a reduced number
of off-street parking spaces.
The applicant's justification is
presented in an attached letter.
Commercial
Coffee House
The property at 3610 Kavanaugh Blvd. is zoned C-3 and
contains an existing nonconforming commercial building.
The existing building is nonconforming in the respect
that there is not enough off-street parking to meet the
minimum Zoning Ordinance requirements for a
retail/commercial building of its size. Recently,
Eldred and Virginia Garcia obtained a privilege license
and a building permit to remodel 2,400 square feet of
the building for use as a coffee house, a restaurant -
type use. The upper floor, fronting Kavanaugh Blvd.,
will be utilized as the coffee house, with the lower
floor being used only in the evenings for such
March 25, 2002
Item No.: 14
activities as live jazz music and poetry and book
readings.
The permits were issued for conversion of 2,400 square
feet of the building from general retail to a
restaurant use, without the parking situation being
considered. According to the City's Zoning Ordinance,
Section 36-502, a restaurant requires three (3) times
more off-street parking (1 space per 100 square feet of
gross floor area) than does a retail use (1 space per
300 square feet of gross floor area). The change in
occupancy from retail to restaurant in this case
requires an additional 16 off-street parking spaces.
When the City realized this error, the applicants were
given the option of requesting a variance from the
Board of Adjustment rather than a stop -work order being
issued.
The applicants explain in the attached cover letter
that there is a small amount of existing parking
(unpaved) behind the building. The applicants also
note that they are working with several of the nearby
commercial property owners for use of existing off-
street parking after hours, when these businesses are
closed. There are also several on -street spaces in
front of the building along Kavanaugh Blvd. The
applicants also state that a valet service will be
provided, which will aid in the parking problem.
Staff is supportive of the variance request. There are
a number'of on -street parking spaces in the general
area, within walking distance of this commercial
building. As noted previously, part of this coffee
house use will only be operating after hours. During
evening and weekend hours several of the off-street
parking areas for nearby businesses should be
available. It is also important to note that other
similar types of commercial/restaurant uses located in
this general area along Kavanaugh Blvd. have thrived
for a number of years with these same types of parking
issues.
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March 25, 2002
Item No.: 14
C. Staff Recommendation:
Staff recommends approval of the requested variance to
allow a reduced number of off-street parking spaces,
subject to the following conditions:
1. The lower level of the coffee house business must
be operated only during evening and weekend hours.
2. The valet service proposed by the applicants must
not block the public right=of-way or impede on -
street traffic in any way.
BOARD OF ADJUSTMENT:
(MARCH 25, 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.
The item was placed on the Consent Agenda and approved as
recommended by staff by a vote --of 5 ayes and 0 nays.
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