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HomeMy WebLinkAboutCBC-652-POPEYE'S Staff MinutesJanuary 05, 2017 ITEM NO. 1, C.B.C. 652 — NEW MATTERS Applicant: Address: Description: ORDINANCE REQUIRMENTS: Chapter 15, Sec. 15-96. Perimeter planting strips. Walid Ismael Owner Walsam Leasing Co. Agent Stuart Mackey, Coldwell Banker Commercial 824 S. Broadway Northwest corner of S. Broadway and W9th Street (a) 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, highway or freeway. This strip shall be at least nine (9) feet wide. The perimeter planting strip adjacent to freeways or expressways shall be at least thirty (30) feet wide except within mature areas. VARIANCE REQUESTED To allow a reduction of the north perimeter planting strip to be less than the six (6) feet nine (9) inches that is typically required for developments in areas designated "mature" by the Department of Planning and Development and approved by the Planning Commission and the City Beautiful Commission. FINDINGS: The UU zoned property at 824 S. Broadway Street is occupied by a one-story vacant restaurant building located within the west half of the property. The property is located at the northwest corner of Broadway Street and W. 9th Street. A small asphalt parking area is located within the east half of the property, between the building and Broadway Street. An existing driveway from Broadway Street is located at the northeast of the site. Three (3) driveways are located along the W. 9th Street frontage. A paved alley right-of-way is located along the west property line. The alley has been used as access in the past. An existing ground -mounted sign is located at the northeast corner of the property. The applicant proposes to remove the existing building and re -develop the site as a restaurant use with drive-thru service. The applicant intends to construct a new building within the south half of the property. The structure will have an area of 2,265 square feet. Six (6) paved parking spaces will be located along the north side of the property. The applicant proposes continued use of the existing alley as an exit only. The three (3) existing driveways along W. 9th Street will be removed. A drive-thru order board will be located at the west end of the building with a pick-up window on the south side. The front door will be located on the proposed structure's north side. Landscape areas will be provided adjacent to the perimeters of the site (excluding the alley) and also include interior parking and building planting space that meets or exceeds the square footage requirements. The applicant is requesting that a portion of the required perimeter planting strip located on the north side of the property be less than the required minimum. Reducing this perimeter will allow for an eleven (11) foot wide drive-thru stacking aisle, and a minimum thirty (30) foot maneuvering area with forty-five (45) degree parking bays. The site plan proposes the placement of a landscape strip along the northern perimeter which is less than the required six (6) feet nine (9) inches. The western two-thirds (2/3) of this strip is indicated to be four (4) feet, five and one-fourth (5 %) inches while the eastern one-third (1/3) is shown at approximately nineteen (19) feet in width. The total square footage of landscape required for a six (6) feet nine (9) inch perimeter adjacent to the one hundred and thirty-eight (138) foot northern property line would equal approximately nine hundred and thirty (930) square feet. The proposed plan indicates an approximate total of one thousand one hundred and forty-five (1145) square feet of landscape area. The applicant has stated that all plant material required for this perimeter area will be installed in the planting areas provided between the north property line and the back of the curb. This will include a minimum of five (5) two (2) inch caliper trees and fourteen (14) shrubs a minimum of eighteen inches in height at the time of installation. Additionally, all other landscape and buffer requirements will be met before a building permit is issued for this project. On December 12, 2016 (file no. Z-9182) the Board of Adjustment reviewed zoning variances concerning the drive-thru, street trees, window display, primary entrance, and signage. Staff was supportive of the requested variances associated with the proposed development and all variances were approved by the Board. STAFF RECOMMENDATION: Staff is supportive of the request to allow the reduced perimeter landscape strip as purposed along the northern perimeter to be less than the required six (6) feet nine (9) inches with the condition that the required plant materials for this area will be installed in this reduced strip as allowable or elsewhere on site.