HomeMy WebLinkAboutZ-7716 Staff AnalysisSEPTEMBER 27, 2004
ITEM NO.: 6
File No.: Z-7716
Owner: Edward and Laurie David
Address: 1615 Rebsamen Park Road
Description: East side of Rebsamen Park Road, North of Old Cantrell Road
Zoned: 1-2
Variance Requested: A variance is requested from the parking provisions of
Section 36-502 to allow a reduced number of parking spaces associated with a
restaurant use.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property:
Proposed Use of Property:
STAFF REPORT
A. Public Works Issues:
Vacant Commercial Building
Restaurant
1. The three parking spaces fronting on Rebsamen Park Road are
partially within the public right-of-way. In addition, these spaces back
out into the traffic lanes creating a hazard. These spaces should be
eliminated by constructing curb, gutter and sidewalk across the property
frontage to match improvements to the north.
B. Staff Analysis:
The 1-2 zoned property at 1615 Rebsamen Park Road is occupied by a
split level masonry commercial building which is currently vacant and
being remodeled. The building once housed a restaurant. There is a
driveway from Rebsamen Park Road at the northwest corner of the
property, which serves as access to a paved parking lot behind (east
side) the commercial building. There are three (3) head -in parking
spaces in front of the building along Rebsamen Park Road. There is a
total of 17 parking spaces on the site.
SEPTEMBER 27, 2004
ITEM NO.: 6 (CON'T.)
The applicants are in the process of remodeling the commercial building
for use as a restaurant or banquet facility. Section 36-502(b)(3)c. of the
City's Zoning Ordinance requires a minimum of 20 on-site parking
spaces for use of this 2,000 square foot building as a restaurant.
Therefore, the applicants are requesting a variance from this ordinance
requirement.
As noted previously, there is a total of 17 on-site parking spaces at
1615 Rebsamen Park Road. The owner of this property also owns the
restaurant building immediately to the north, and holds a long-term
lease on the 58 space parking lot to the west across Rebsamen Park
Road. The parking lot lease has options through 2015, with foregoing
options renewing automatically thereafter. Therefore, a total of 75
parking spaces exists for the two (2) restaurants. Section 36-
502(b)(3)c. would require a total of 65 on-site parking spaces for the two
(2) restaurants combined.
Staff is supportive of the requested variance. Staff feels that the
request is reasonable based on the long-term lease the property owner
holds on the 58 space parking lot across Rebsamen Park Road. The
building at 1615 Rebsamen Park Road has a long history of being
occupied as a restaurant, with a shared parking arrangement. The 58
space parking lot across Rebsamen Park Road has been part of the
shared parking arrangement for restaurants in this area for a number of
years. Staff feels that the use of the building at 1615 Rebsamen Park
Road as a restaurant with the parking arrangement as proposed by the
applicant will have no adverse impact on the general area. As noted in
paragraph A. of this report, Public Works will require that the three (3)
head -in parking spaces in front of the building be eliminated, with
construction of curb, gutter and sidewalk across the street frontage of
the property. The applicant will need to work with the Public Works
Department on this issue. The two (2) restaurant buildings immediately
to the north have eliminated similar head -in parking in recent years.
C. Staff Recommendations:
Staff recommends approval of the requested parking variance, subject
to the following conditions:
1. Compliance with the Public Works requirement as noted in
paragraph A. of this report.
2. The lease for the parking area across Rebsamen Park Road to the
west must be maintained.
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SEPTEMBER 27, 2004
ITEM NO.: 6 (CON'T
BOARD OF ADJUSTMENT: (SEPTEMBER 27, 2004)
The applicant was present. There were no objectors present. Staff presented
the item and a recommendation of approval.
The applicant offered not 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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