04-12-2018 Planning Commission Packet

Home Browse Search

6 Utilizing the “restaurant” parking standard, an off-street parking supply deficit of 11 spaces exists. In consideration of this issue, it is recommended that the City apply a coffee shop- specific parking standard suggested by the American Planning Association. In a reference document entitled “Parking Standards” (Michael Davidson and Fay Dolnick – 2002), an off-street parking supply standard of one space for each 100 gross square feet of coffee shop building area is recommended. Using this standard, a total of 19 spaces would be required of the proposed coffee shop. In this regard, the proposed off-street parking supply (21 spaces) is considered acceptable. Setbacks. According to the Ordinance, curb barriers must not be closer than 5 feet to any lot line. As shown on the submitted site plan, a zero-lot line curb setback is proposed along the site’s eastern boundary. The location of such curb is directly related to the narrowness of the subject site and a desire to provide adequate area for vehicular circulation. To accommodate the proposed curb setback, the processing of a variance is necessary. When considering a variance, the City must find that the proposed use is a reasonable one for the subject site and neighborhood, and that there are practical difficulties in complying with the ordinance requirements to put the property to this use. Those practical difficulties must be unique to the property, not caused by the applicant, non-economic in nature, consistent with the intent of the zoning regulations and not be in conflict with the neighborhood. In this instance, it is the opinion of planning staff that the narrowness of the site (120 feet) combined with the proximity to the busy, complicated intersection and the fact that the adjoining property is freeway entrance ramp, establishes both a unique condition and a practical difficulty. For reference purposes, a typical lot width dimension for a coffee shop use is approximately 200 feet. As the proposed zero-lot line curb setback borders Interstate 35E, no adverse impacts upon abutting uses are anticipated. Planning Staff believes that the granting of the curb setback variance is appropriate in this case, given the narrowness of the lot. Dimensional Requirements. According to the Zoning Ordinance, off-street parking stalls must measure not less than 9 feet in width and 20 feet in depth. In addition, parking lot drive aisles must not be less than 24 feet in width. All parking stalls and drive aisles have been found to meet the minimum dimensional requirements of the Ordinance.