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HomeMy WebLinkAboutZ-9242 Staff AnalysisAUGUST 28, 2017 ITEM NO.: E File No.: Owner: Applicant: Address: Description: Zoned: PALOyzya East Cantrell Development Company, LLC J. Eric Holloway, Holloway Engineering 2815 Cantrell Road South side of Cantrell Road, east of Rebsamen Park Road C-3 Variance Requested- Variances are requested from the parking provisions of Section 36-502 and the buffer provisions of Section 36-521 to allow a new development with reduced number of parking spaces and reduced land use buffer. Justification: The applicant's justification is presented in an attached letter. Present Use of Property: Restaurant Proposed Use of Property- Restaurant with Drive-Thru STAFF REPORT: 0 Public Works Issues: 1. Due to the lack of drive aisle width due to vehicle stacking, the proposed parking along the west property line should be aligned at a 45 degree angle. 2. Public Works staff is only reviewing the two (2) variances being requested. No other aspects of the project are being considered nor approved at this time. 3. At the time of building permit, a traffic study/traffic control will be requested to be provided addressing expected trip generation, expected customer stack lengths, and timing of services based on other stores during peak service hours. 4. ADA compliant access ramps are required to be installed adjacent to Cantrell Road in conformance with AHTD standard details; 5. 12 inch wide, white, striping should be provided from the concrete island past the order point and menu board to direct vehicles towards the pick-up window and not block the access easement; 6. Pedestrian access ramp with striping should be provided from the public sidewalk to the front door of the proposed building. B. Landscape and Buffer Issues: Site plan must comply with the City's minimal landscape / buffer ordinance requirements. Signage is to be reviewed and permitted separately. AUGUST 28, 2017 ITEM NO.: E ICON'T. Z-9242 Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The property has an approximate average depth of 200 feet. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet on center within the required landscape area. Provide trees with an average linear spacing of not less than thirty (30) feet. Planting strip has been deleted due to a platted access easement. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. This strip shall be at least nine (9) feet wide. The property is located in the City's designated mature area. A twenty-five (25%) percent reduction of the buffer requirements is acceptable. The minimum dimension of the perimeter planting strip shall be six (6) feet nine (9) inches. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. For parking areas with twelve or more spaces eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. Building landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building. These shall be provided at the rate equivalent to planter strip three (3) feet wide along the vehicular use area. One (1) tree and four (4) shrubs shall be planted in the building landscape areas for each forty (40) linear feet of vehicular use area abutting the building. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre there shall be a water source within seventy-five (75) feet of all plant material if an automatic irrigation system is not provided. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Nil AUGUST 28, 2017 ITEM NO.: E ICON'T. Z-9242 C. Staff Analysis: The C-3 zoned property at 2815 Cantrell Road is occupied by a one-story commercial/restaurant building. The property is located on the south side of Cantrell Road, west of Riverfront Drive. The existing building is located near the east side property line. Paved parking is located on the west, north and south sides of the building. An access drive from Cantrell Road is located at the northwest corner of the site. The property contains a 20 foot wide common access easement along the front and rear (north and south) property lines and a 20 foot wide common access easement (10 feet on this property) along the east side property line. The lot also contains a 40 foot platted front building line. A 15 foot wide utility easement is located along the front (north) property line and a 10 foot wide utility easement is located along the rear (south) property line. The applicant proposes to remove the existing commercial building and redevelop the site by constructing a new Starbucks restaurant, as noted on the attached site plan. The proposed restaurant building will be located near the center of the property. The proposed building will have 2300 square feet of building area. An outdoor dining area will be located on the north side of the building, with 351 square feet of area. Paved parking will be located on the west side of the building, with the access drive from Cantrell Road remaining near its current location. A drive-thru window will be located on the east side of the building, with the menu/order board being on the south side of the structure. A total of 19 parking spaces (three (3) spaces credited for the drive-thru) will be located on the site. A dumpster area will be located near the southwest corner of the site. Landscaped areas will be provided as required. The existing access easements will remain open and dedicated to cross -access as required. The applicant is requesting two (2) variances with the proposed development. The first variance is from Section 36-502(b)(3)c. of the City's Zoning Ordinance. This section requires a minimum of 26 parking spaces for the proposed restaurant use. The proposed site plan contains 19 parking spaces. Therefore, the applicant is requesting a variance from this ordinance requirement. The second variance is requested from the buffer provisions of Section 36-521(f). This section requires that the right-of-way of any utility easement not be used in computing the depth or area of a land use buffer in developments abutting property used or zoned for single family. The applicant is providing the appropriate land use buffer width along the south property line, adjacent to R-2 zoning. However, the buffer is located within a utility easement. Therefore, the applicant is requesting a variance to allow the land use buffer to be located within the utility easement. Staff is supportive of the requested parking and buffer variances. Staff views the request as reasonable. Development of the site is greatly impacted due to the amount of the site occupied by common access and utility easements. The applicant has noted that over 70 percent of the restaurant's business is via drive-thru customers, and that the amount of parking proposed should be adequate to serve their walk-in business. Staff agrees with this assessment. Additionally, the design 3 AUGUST 28, 2017 ITEM NO.: E (CON'T.) Z-9242 of the parking required, due to the access easement situation, decreases the amount of parking spaces which can be constructed on the site (angled parking vs. right angle parking). With respect to the land use buffer variance, staff feels that the buffer being provided within the utility easement is appropriate, given the fact that there is a 20 foot wide access easement outside the utility easement. The land use buffer being provided on the north side of the access easement would serve no purpose. Additionally, the R-2 zoned property immediately to the south is wooded and contains a steep slope upward to the homes at the top of the hill along Edgerstoune Lane. Staff believes the requested parking and buffer variances will have no adverse impact on the adjacent properties or the general area. D. Staff Recommendation: Staff recommends approval of the requested parking and buffer variances, subject to the following conditions: 1. Compliance with the Public Works requirements as noted in paragraph A. of the staff report. 2. Compliance with the Landscape and Buffer requirements as noted in paragraph B. of the staff report. BOARD OF ADJUSTMENT (July 31, 2017) Staff informed the Board that on July 17, 2017 the applicant submitted a letter to staff requesting the application be deferred to the August 28, 2017 agenda. Staff supported the deferral request. The item was placed on the Consent Agenda and deferred to the August 28, 2017 agenda by a vote of 3 ayes, 0 noes and 2 absent. BOARD OF ADJUSTMENT (August 28, 2017) Eddie Bailey, James Harkins and Eric Holloway were present, representing the application. There was one (1) person present with concerns. Staff presented the application with a recommendation of approval. Staff noted that the application had been revised to remove the landscape area from the north access easement (along Cantrell Road) and move the landscape area to the south side of the access easement. Eddie Bailey addressed the Board in support of the application. He reviewed the project with the Board. James Harkins noted that concerns were raised by the neighbor to the south. He noted that hours of operation would be 6:00 a.m. to 10:00 p.m. He noted that landscaping would be installed along the south property line to aid in sound buffering from the menu speaker. 2 AUGUST 28, 2017 ITEM NO.: E (CON'T. Robin Raveendran addressed the Board. He noted that his concerns with hours and noise had been addressed by the applicant. Eddie Bailey noted that the required trees to be planted along the south property line would be increased in size. Staff noted that the menu board would need to be buffered with a sound wall as required by ordinance. There was a motion to approve the application as amended and recommended by staff. The vote was 5 ayes, 0 noes and 0 absent. The revised application was approved.