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HomeMy WebLinkAboutZ-7262-B Staff AnalysisNOVEMBER 28, 2005 ITEM NO.; 2 File No.: Z -7262-B Owner: Pulaski Heights Lodge #673 Applicant: John Selva Address: 2710/2712 Kavanaugh Blvd. Description: Lots 7 and 8, Block 20, Pulaski Heights Addition Zoned: C-3 Variance Requested: A variance is requested from the parking provisions of Section 36-502 to allow a restaurant use with a reduced number of parking spaces. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Vacant Commercial/Office Building Proposed Use of Property: Restaurant and Offices STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The C-3 zoned property at 2710/2712 Kavanaugh Blvd. Is occupied by a two- story brick commercial building. The property is located at the northwest corner of Kavanaugh Blvd. And Ash Street. The building has been used by Pulaski Heights Masonic Lodge for a number of years. There is a paved parking area on the east side of the building. The existing paved parking area will allow the parking of approximately 17 vehicles. The applicant proposes to utilize the first floor of the building as a U.S. Pizza restaurant, with the second floor being the administrative office for the restaurant. The restaurant and offices will each occupy approximately 3,150 NOVEMBER 28, 2005 ITEM NO.: 2 CON'T. square feet of building space. The proposed occupancy of the existing building would require 38 off-street parking spaces as per Section 36- 502(b)(2)g. and 36-502(b)(3)c. of the City's Zoning Ordinance. Therefore, the applicant is requesting a variance from these ordinance standards to allow the conversion of the existing building to a restaurant/office use, utilizing the existing 17 paved parking spaces. Staff is supportive of the variance request. Several commercial buildings in this general area along Kavanaugh Blvd. have relied heavily on off-site parking for a number of years. There is on -street parking along Kavanaugh Blvd. as well as other surrounding streets. Staff believes the conversion of this commercial building to a restaurant use with no additional off-street parking provided is reasonable, and will have no adverse impact on the adjacent properties or the general area. C. Staff Recommendation: Staff recommends approval of the requested parking variance, as filed. BOARD OF ADJUSTMENT: (NOVEMBER 28, 2005) John Selva, Randy Breece and Judy Waller were present, representing the application. There was one (1) person present with concerns. Staff presented the application with a recommendation of approval. John Selva addressed the Board in support of the application. He briefly described the commercial uses in the area and the current parking situation. He noted that this property has one of the larger parking lots in the area. He explained that there is more parking at the proposed location than the current restaurant location. Richard Delay, representing 2615-2623 Kavanaugh Blvd., addressed the Board with concerns. He noted that he supported relocation of the restaurant. He expressed concerns with people parking in places where they are not supposed to in this general area along Kavanaugh Blvd. He stated that a larger restaurant use with the existing parking conditions could have a negative impact on his property. There was a brief discussion of the parking issues in this area along Kavanaugh Blvd. Mr. Selva explained that employees of U.S. Pizza could park at the old restaurant location. Chairman Francis asked about the number of employees. Randy Breece noted that there would be six (6) to seven (7) employees. There was additional discussion of the parking issue. NOVEMBER 28, 2005 ITEM NO.: 2 (CON'T. BOARD OF ADJUSTMENT: (NOVEMBER 28, 2005) Staff made a revised recommendation to the Board. Staff recommended approval of the parking variance, subject to the following conditions: 1. The parking lot at 2710/2712 Kavanaugh Blvd. will be for U.S. Pizza only. 2. Employees of U.S. Pizza must park in the parking lot at 2814 Kavanaugh Blvd. 3. Signage must be placed on the parking lot at 2710/2712 Kavanaugh Blvd. directing customers to 2814 Kavanaugh Blvd. for overflow parking. There was a motion to approve the application, subject to the revised staff recommendation. The motion passed by a vote of 4 ayes, 0 nays and 1 absent.