HomeMy WebLinkAboutBROTHERS BBQ - FDP200021 - SUBMITTAL DOCUMENTS - ROUND 2 - PROJECT NARRATIVEProject Information and Design Narrative
Project Title: Brothers BBQ
Past Meeting Dates:
Neighborhood Meeting: 05/18/2020
PDP Review Meetings: 06/17/2020 and 08/05/2020
Planning & Zoning Board Hearing: 09/17/2020
General Information:
This project is a remodel converting the previously operating gas station located on the 0.395-
acre lot at 501 S Taft Hill Rd into a Brothers BBQ restaurant. The current zoning is Low
Density Mixed-Use Neighborhood District (LMN zone district), which is proposed to remain the
same. The remodel will restore the building exterior to more closely resemble its historic design.
The interior floorplan includes remodeling to provide indoor dining, to-go order pickup, and a
large catering kitchen. The plans also include upgrades to the lot itself—including wider
sidewalks, an improved trash enclosure, additional trees and landscaping, 15 parking spaces,
pedestrian walkways, and two outdoor dining patios.
Due to the historic development and size restrictions of the lot, there are several Land Use Code
Modifications proposed, including the following:
Parking Lot Dimensions
The lot is currently developed for drive-through pump service. To allow for use as a viable
restaurant, there is a need to increase on-site parking. This need is exacerbated by the lack of on-
street parking in the vicinity. The owners have closely collaborated with City engineers and
planners to maximize the available space while also incorporating upgrades and meeting the
intent of code standards to the extent possible. The proposed parking lot is a double-loaded drive
aisle with an overall width of 56’, a two-way drive aisle width of 20’, and parking stall
dimensions of 9’ x 18’.
Parking Lot Perimeter and Interior Landscaping
The standards require parking lot perimeter landscaping averaging 15 feet in depth along arterial
streets and 5 feet minimum along other lot lines. They also require islands and peninsulas of
landscaping in parking lots comprising at least 6% of the interior area of the parking lot. For this
lot, the entire site is currently paved with three exceptions at peripheral corners of the site, and
the plan consists of replacing the paving. Landscaping to the depth required by standards would
largely eliminate parking and interfere with other standards. The proposed plan adds trees along
the arterials, a large tree north of the building within the parking lot, and a smaller tree on the
south outdoor dining patio as well as additional patio landscaping and expansion of the planter in
the northeast corner.
Neighborhood Center
City staff has explained that commercial use is allowed in the LMN zoning only as part of a
Neighborhood Center which is defined in the code. The proposed plan cannot meet the
requirements because they appear to be written for new centers in new neighborhoods where the
street layout can be designed to comply. This site could not comply due to the existing
development situation. As it is physically impossible to connect the property to the surrounding
neighborhood with new local streets, the best way to allow this property to be upgraded and
reused is to consider the area as a de facto Neighborhood Center which allows for the restaurant
use.
Despite the many modifications needed, the plan brings benefit to the public good with an
investment in restoration, renovation, and upgrading infrastructure in collaboration with City
staff. The plan renovates the dilapidated property and restores the historic character of the
building to provide a positive neighborhood focal point. In our meetings with staff and
community members, our plans are always met with positive feedback and excited anticipation
of the completion of the renovation and opening of the restaurant.
Proposed/Existing Owners:
NCO Real Estate Company, LLC
Chris O’Sullivan and Nick O’Sullivan