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W04-2993 <br />March 15, 2004 <br />Page 4 of 5 <br />Hardcover Calculations <br />Hardcover <br />Zone <br />500- 1000 <br />Total Area <br />Zone <br />10,350 s.f. <br />Allowed <br />Hardcover <br />3,623 s.f. <br />(35%) <br />Existing <br />Hardcover <br />1,916 s f* <br />(18.5%) <br />Proposed <br />Hardcover <br />3,281 s.f <br />(32%) <br />After exclusion of fabric or plastic-lined landscape beds <br />Side Yard Setback Variance <br />The applicant proposing a building addition to follow the same setback on the north <br />side of the lot (along Lyric Avenue) as the existing structure. The existing structure is <br />non-conforming at this setback with a setback of 24 ’ when 35’ is required. lo extend <br />this line of the building, a side street setback variance is required. The existing shed and <br />screened porch, also within the required yards, will be removed bringing this side of the <br />lot somewhat more towards conformance. <br />Required Yard/Parking Setback Variance <br />The applicant has proposed a drive tlvough and parking stalls in the rear of the property. <br />The Zoning Ordinance requires an unobstructed rear yard of 30 feet. I'his includes all <br />pavement for parking, drive isles, and sidewalks. With the applicant’s proposal a rear <br />and north side yard/parking variance is required to accomplish the drivc-tlirough and <br />parking stalls shown on the submitted survey. <br />Required Parking <br />Zoning Ordinance Section 78-1516 requires 1 parking stall per 80 square feet of public <br />floor area for restaurant uses. The applicant has submitted a preliminary floor plan which <br />shows approximately 525 square feet of public floor area resulting in 7 required parking <br />stalls. The applicant has provided 4 on-site stalls, and this site is also eligible to utilize <br />the City owned parking lot in tlic rear. Therefore, staff is comfortable witli the number of <br />spaces provided, but remains concerned with the location of them, which is discussed in <br />the memo dated 3-9-04 by City Engineer Tom Kellogg, and attached as Exhibit K. <br />Conditional IJ.se Permit Analysis <br />The applicant is proposing a coffee shop with a bakery and restaurant. This is classified <br />as a Class 1 restaurant under the B - I conditional use section of the Zoning Ordinance <br />Ihe Class 1 distinction doesn’t specifically address additional requirements but the <br />proposed use must comply with the general conditional use permit standards dealing with <br />the health, safety and general welfare of the community or neighborhood. It is staffs <br />opinion that creating a drivc-thiough on this property poses significant safety issues for <br />drivers using the City owned parking lot. The Planning Commission should discuss if <br />additional conditions should be icquiied in conjunction with the restaurant use. Ihe <br />applicant has preliminarily indicated to stafTthat is will be a deli style food service <br />Hardship & Conclusions <br />The applicant has completed a Hardship Documentation l-’orm, which is attached as <br />Exhibit B, and should be asked for additional testimony regarding the application.