HomeMy WebLinkAboutStaff ReportSTAFF REPORT
Date: July 13, 2000 ZBA Meeting Date: July 18, 2000
APPLICANT: Tom Bevans, Jr.
REQUEST: Parking Variance
LOCATION: 2300 Earl Rudder Freeway South
PURPOSE: To allow for redevelopment of a site in compliance with the Wolf
Pen Creek Plan.
GENERAL INFORMATION
Status of Applicant: Owner of proposed restaurant
Property Owner: Agua Rica, Ltd. C/o Clarke & Wyndham
Applicable
Ordinance Section: Section 9.3: Number of Off -Street Parking Spaces
Required
PHYSICAL CHARACTERISTICS
Zoning and Land Use:
Subject Property: WPC Wolf Pen Creek Corridor. Presently a vacant building
is on the site. (Former Wolfe Nursery)
North: C-1 — General Commercial. Developed as Post Oak Mall.
(across Holleman Drive)
West: WPC—Wolf Pen Creek Corridor. Currently undeveloped.
East: A -O — Agricultural Open. Currently undeveloped. (across Earl
Rudder Freeway)
South: WPC— Wolf Pen Creek Corridor. Currently undeveloped.
Frontage: 300' along Holleman Drive
375' along Earl Rudder Freeway
Access: Access is provided by two driveways, one on Holleman
Drive and one on the Earl Rudder frontage road.
Topography &
Vegetation: The site does contain some trees that will be preserved.
The applicant is proposing to increase the landscaping on
the site by a great deal.
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Flood Plain: An area of floodway extends into the southeast corner of
the property, however it does not affect the parking on the
site.
VARIANCE INFORMATION
Parking Required: Nightclubs are required to have one parking space for every
50 square feet. The proposed nightclub has a total of
13,171 square feet, for a total requirement of 264 parking
spaces.
Parking Proposed: The applicant is proposing to provide parking for cars,
motorcycles and bicycles. The Zoning Ordinance, however
does not consider motorcycle and bicycle parking towards
the off-street parking requirement. The applicant has
proposed the following parking:
183 spaces for cars 1 for every 72 sq.ft. (31%
variance)
33 spaces for motorcycles
10 spaces for bicycles
226 total spaces proposed 1 for every 58.27 sq.ft.
(14.4% variance)
While the Board may take in consideration the proposed
motorcycle and bicycle parking, the variance must be based
on the number of spaces for automobiles. Thus, the
applicant is seeking a variance to the off-street parking
regulations by the amount of 81 parking spaces (31 %).
ANALYSIS
Special Conditions: The applicant is proposing to redevelop the existing Wolfe
Nursery site with a nightclub that will feature dining, a sand
volleyball court, bar and stage. Due to the increase in
intensity of the use, the parking requirement for the site has
risen substantially. The Wolf Pen Creek Corridor Design
Review Board (DRB) has met regarding the Roosters' plan
and has given strong opinions that they favor a parking
variance that would allow for more landscape vegetation
rather than the placement of additional parking areas. The
Planning and Zoning Commission will be the approving
body of the final site plan.
Hardships: The DRB wishes to limit the amount of surface parking in
favor of landscaping and trails that will eventually connect
the various entertainment and restaurants along the
corridor. The City has hired a Code Consultant and is in
the process of reviewing several sections of the Zoning
Ordinance. Parking requirements within this zoning district
is one area that may be revised.
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Alternatives: The owner also owns the abutting properties, making it
possible to reconfigure the lots to add the required parking
and landscaping. The Board may also grant a variance less
than the requested amount (0 — 81 spaces).
SPECIAL INFORMATION
Ordinance Intent: Parking requirements help avoid the traffic congestion and
public safety hazards caused by a failure to provide such
parking space. They also expedite the movement of traffic
on public thoroughfares in a safe manner, thus increasing
the carrying capacity of the streets and reducing the amount
of land required for streets, thereby lowering the cost to
both the property owner and the City.
Similar Requests: The Board has only considered one variance in the Wolf
Pen Creek Corridor. On July 20, 1999, the Board granted
Rudy's Barbeque located at 502 Harvey a parking variance
of 8 spaces (7.7% of requirement). The cases are similar in
that they both involve the redevelopment of an existing
structure. The Board found special conditions of
maximizing the use of the existing structure, satisfying the
desires of the DRB and a hardship of having to use a less
desirable site plan.
Number of Property
Owners Notified:
Responses Received: I have received one call, in which no opinion for or against
was expressed.
ATTACHMENTS
Location Map
Application
Site Plan
DRB minutes
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