06-24-1998 Council Agenda - Laserfiche WebLink

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are zoned B -3 (as is the subject site). To the south is a mixed use area of commercial and higher density residential use, and to the west is commercial use, including a veterinary office and a shopping center. As a transitional district, R -B may be an appropriate zoning designation for this area. We would encourage the City to consider the best zoning pattern for the adjacent uses as well. As noted above, three lots to the east of this parcel are all zoned commercially, but continue to be used as single family homes. Full commercial redevelopment of these areas would probably require coordination of more than one property owner due to the size of the lots (75 foot width). It would seem that whichever zoning is chosen to implement the Comprehensive Plan objectives, all of the four lots along County Road C should be considered aggregately to provide as much consistency as possible. Conditional Use Permit. If the rezoning to R -B is granted, the mixed use project would require a Conditional Use Permit. The CUP process gives the City the opportunity to review the plan for the project to ensure that it avoids, or mitigates, conflicts with surrounding and uses. The proposed building would include a main floor area of 1,268 square feet. In calculating parking requirements, we have estimated that about one fourth of the net area on the main floor (285 square feet) would be kitchen area, with the other three fourths used for restaurant seating area. This results in a parking demand of 18 spaces. In reviewing the site survey and the plan submitted by the applicant, staff is concerned that the dimensions would not bear out as the site plan has been designed. Due to requirements for parking setbacks, drive aisle widths, and turning radius data, it would not be possible to provide the number of spaces as shown on the proposed plan. We have provided an alternative site plan which would accommodate the required number of spaces, with a separate drive aisle for the drive - through window. This alternative plan would accommodate the required parking setbacks, and would be contingent upon an intensive landscaped screen adjacent to the north and east boundaries with residential property. Setback Variance. To accommodate the proposed use on the site, a variance from the required building setbacks would be necessary. The building is approximately 42 feet in width, whereas the required R -B building setbacks are 15 feet from the interior side yard line (to the east) and 30 feet from the street side. The lot width in front is just 74 feet, leaving 29 feet of buildable area after required setbacks are accounted for. To accommodate the proposed building, the side yard adjoining the street would have to be reduced from 30 feet to 17 feet. One issue to be considered is that the B -3 zoning district would normally require no interior side yard setbacks to the east. However, it would also require a 40 foot street setback. Therefore, the applicant's building would not fit on the property under a B -3 designation without a variance. The alternative plan proposed by staff suggests moving the building 2 Page 45