HomeMy WebLinkAboutZ-8238-A Staff AnalysisMARCH 29, 2010
ITFM NO
File No.: Z-8238-A
Owner: David Hadidi
Applicant: Jacob Chi
Address: 5821/5823 Kavanaugh Blvd.
Description: Southeast corner of Kavanaugh Blvd. and Grant Street
Zoned: C-3
Variance Requested: A variance is requested from the parking provisions of Section 36-
502 to allow expansion of a restaurant use with reduced parking.
Justification: The applicant's justification is presented in an attached letter.
Present Use of Property: Restaurant and Vacant Retail Space
Proposed Use of Property: Restaurant With Expansion
STAFF REPORT
A. Public Works Issues:
No Comments.
B. Staff Analysis:
The C-3 zoned property at 5823 Kavanaugh Blvd. is occupied by a one-story
masonry commercial building. The property is located at the southeast corner of
Kavanaugh Blvd. and N. Grant Street. The building is approximately 1,650 square
feet in area and is part of a larger shopping center/commercial use area along the
south side of Kavanaugh Blvd., extending from N. University Avenue to beyond
N. Taylor Street to the west. The building previously housed retail -type
commercial uses and had no off-street parking. On July 30, 2007 the Board of
Adjustment approved a parking variance to allow conversion of the 1,650 square
foot retail space to a restaurant, The Sushi Cafe. At that time, the applicant
submitted a parking study, with respect to the on -street parking spaces located
along Kavanaugh Blvd. and N. Grant Street. The applicant showed that there was
ample on -street parking during peak restaurant hours.
The applicant has recently acquired the 2,100 square foot commercial space
immediately to the east (B.A. Framer). The applicant proposes to expand the
Sushi Cafe restaurant into 1,350 square feet of the space (rear portion), with
MARCH 29, 2010
ITEM NO.: 1 (Con't.
C
additional seating/banquet room and storage. The front 750 square feet of the
space is proposed for an ice cream shop operated by The Sushi Cafe. The
applicant notes that there will be no exterior or structural changes to the building.
Section 36-502(b)(3)a. of the City's Zoning Ordinance requires a minimum of
seven (7) off-street parking spaces for a 2,100 square foot retail use. Section 36-
502(b)(3)c. requires a minimum of 21 off-street spaces for a similar size restaurant
use. Therefore, the applicant is required to provide 14 off-street parking spaces for
the conversion of the retail space to a restaurant use (the difference between the
number of spaces required for the restaurant use and the non -conforming parking
requirement for the past retail use). The applicant is requesting a variance from
this ordinance standard in order to have the expanded restaurant use utilize the
existing on -street parking in the area and provide no additional off-street spaces.
The applicant recently conducted a parking study of the on -street public parking
within 1,000 feet of the property at 5821/5823 Kavanaugh Blvd., as well as the
private parking lots within a 500 foot radius. The study was conducted during peak
restaurant hours on a week day and a Saturday. The results of the study are
attached with the applicant's cover letter, and show that there is ample on -street
parking available during peak restaurant hours.
Staff is supportive of the requested parking variance. Staff believes there is
adequate on -street parking to serve the proposed restaurant expansion/ice cream
shop in conjunction with the other commercial and restaurant uses in the area.
The majority of the commercial buildings along the south side of Kavanaugh Blvd.,
east of N. University Avenue, were developed with very little or no off-street
parking and have thrived as such (including restaurant uses) for a number of
years. Staff believes the proposed restaurant expansion at 5821 Kavanaugh Blvd.
will have no adverse impact on the parking situation in this general commercial
area.
Staff Recommendation:
Staff recommends approval of the requested parking variance, subject to the
variance being only for a restaurant use owned by Jacob Chi, Sushi Cafe at 5821
Kavanaugh Blvd.
BOARD OF ADJUSTMENT: (MARCH 29, 2010)
The applicant was present. There were no objectors present. Staff presented the
item and a recommendation of approval as noted in the "staff recommendation:
above. There was no further discussion. The item was placed on the consent
agenda and approved as recommended by staff. The vote was 4 ayes, 0 noes and
1 absent