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HomeMy WebLinkAboutZ-7905 Staff AnalysisAUGUST 29, 2005 ITEM NO.: 9 File No.: Z-7905 Owner: Frank Whitbeck Address: 2809 Kavanaugh Blvd. Description: South side of Kavanaugh Blvd., between Palm and Beechwood Streets. Zoned: C-3 Variance Requested: A variance is requested from the parking provisions of Section 36-502 to allow a restaurant -type 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 Space Proposed Use of Property: Bar/Lounge STAFF REPORT A. Public Works Issues: No Comments B. Staff Analysis: The C-3 zoned property at 2809 Kavanaugh Blvd. is occupied by a one-story commercial building located between Beechwood and Palm Streets. The commercial building contains a mixture of commercial uses, with 2809 Kavanaugh Blvd. occupying only a portion of the overall building. This portion of the building has been used in the past as retail space, most currently an antique shop. There is on -street parking in front of the building and in the general area. The applicant proposes to remodel this commercial space and occupy it as a bar/lounge. The space to be occupied by the bar/lounge is approximately 1,530 square feet. Section 36-502(b)(3)c. of the City's Zoning Ordinance requires 15 off-street parking spaces for this bar/lounge use. The previous retail use required 5 off-street spaces. Therefore, the new bar/lounge use is required to provide the difference, or 10 off-street parking spaces. This AUGUST 29, 2005 ITEM NO.: 9 (CON'T. commercial building occupies almost the entire property, and there is no off- street parking. Therefore, the applicant is requesting a variance from the parking requirements based on the fact that he can provide no additional off- street parking. Staff is supportive of the requested variance. This commercial building, as well as several others in this general area along Kavanaugh Blvd., has relied entirely on off-site parking for a number of years. There is on -street parking in front of this building as well as many other surrounding streets. Additionally, the proposed bar/lounge use will be primarily an after-hours use and will have additional options for parking, as several of the surrounding uses which have off-street parking will be closed the majority of the time when the bar/lounge is operating. Staff believes the conversion of this commercial space to a restaurant -type 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: (AUGUST 29, 2005) 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. r.