HomeMy WebLinkAboutZ-7750 Staff AnalysisNOVEMBER 29, 2004
ITEM NO.: 9
File No.:
Owner:
Address:
Description:
Zoned:
Z-7750
Gladfelter Properties -Louis Gladfelter
215 N. Cross Street
Northeast corner of Cross and Garland Streets
UU
Variance Requested: Variances are requested from the development provisions of
Section 36-342.1 associated with an accessory building, building addition and outdoor
use.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Vacant Restaurant Building
Proposed Use of Property: Restaurant with outdoor seating
STAFF REPORT
A. Public Works Issues:
1. With future building permit, repair or replace any curb, gutter, driveway
aprons or sidewalk that is damaged in the public right-of-way prior to
occupancy.
B. Landscape and Buffer Issues:
Based upon the size of the expansion proposed, no landscaping upgrade is
required.
C. Staff Analysis:
The UU zoned property at 215 N. Cross Street is occupied by a small one-story
restaurant building which is currently vacant. The property is at the northeast
corner of Cross Street and Garland Street. Driveways from Cross and Garland
Streets serve as access. There is concrete parking on the north, south and
west sides of the building. There is also an uncovered, unenclosed wood deck
structure on the south side of the building.
NOVEMBER 29, 2004
ITEM NO.: 9 fC
The applicant, Adams Catfish and Bar -B -Q, proposes to make several
improvements to the property and reoccupy the building as a restaurant. The
applicant proposes to construct a 13 foot by 17 foot trellis/sunscreen structure
over the existing deck structure and use it for outdoor restaurant seating. The
applicant also proposes a 21 foot by 30 foot fenced area (6 foot wood fence) on
the north side of the building which will contain a 7'8" x12' wood storage
building and a portable smoker. Additionally, a small section of fence is
proposed at the southeast corner of the building.
The proposed trellis structure will be located 16 feet back from the south
property line and 28 feet from the west (Cross Street) property line. The
proposed storage building will be located approximately 40 feet from the west
(Cross Street) property line.
Section 36-342.1(d)(1) of the City's Zoning Ordinance requires that all uses
within the UU zoning district be inside or enclosed. Section 36-342.1(f)(1)
requires that new building construction in the UU district have a zero (0) front
setback, built to the front property line. Therefore, the applicant is requesting
variances from these ordinance standards to allow the outdoor restaurant
seating and portable smoker uses, and to allow the trellis and storage building
construction with setbacks from the front (Cross Street) property line.
Staff is supportive of the requested variances. Staff feels that the requested
variances and proposed use of the property is reasonable. The existing
building is relatively small and its use as a restaurant would be difficult without
the additional outdoor seating. Additionally, the placement of the trellis
structure and storage building are reasonable based on the fact that the
existing building has a 28 foot setback from the front (Cross Street) property
line. Staff feels that the applicant's proposal represents a good re -use of this
property on the outer edge of the UU zoning district. Staff's support is based
on the fact that the dumpster area at the northeast corner of the property be
screened and the existing landscaping at the northwest corner of the property
being preserved and maintained.
D. Staff Recommendation:
Staff recommends approval of the requested UU zoning variances, subject to
the following conditions:
1. Compliance with the Public Works requirement as noted in paragraph
A. of this report.
2. The dumpster area at the northeast corner of the property must be
screened as per ordinance requirements.
3. The existing landscaped area at the northwest corner of the property
must be preserved and maintained.
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NOVEMBER 29, 2004
ITEM NO.: 9 CON'T.
BOARD OF ADJUSTMENT: (NOVEMBER 29, 2004)
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 4 ayes, 0 nays and 1 absent.
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