HomeMy Public PortalAbout140_020_1513 Bulter Ave - Council Packet MAYOR i CITY MANAGER
Jason Buelterman Diane Schleicher
CITY COUNCIL Cgi'.° sy'
CITY CLERK
Wanda Doyle,Mayor Pro Tem �d I Janet LeViner
Barry Brown A
Rob Callahan I CITY ATTORNEY
Bill Garbett Edward M.Hughes
Monty Parks `''' „ �`'``
Paul Wolff
CITY OF TYBEE ISLAND
City Council Agenda Item Request
Agenda Item Requests and supporting documentation must be submitted to the Clerk of Council by
4:00PM on the Thursday prior to the next scheduled Council meeting. If this form is received after the
deadline, the item will be listed on the next scheduled agenda.
Council Meeting Date for Request: January 15, 2015
Item: Public Hearing
Explanation: Site Plan Approval— 1513 Butler Avenue, Zone C-1/SE; PIN 4-0008-07-004 &4-0008-07-001;
Ginger & Calvin Ratterree ("Nickie's 1971 Bar and Grill")petitioner; consideration of outdoor
seating at commercial building
Budget Line Item Number (if applicable): N/A
Paper Work: -V Attached*
Ai Audio/Video Presentation**
* Electronic submissions are requested but not required. Please email to
jleviner @cityoftybee.org.
** Audio/video presentations must be submitted to the IT department at City Hall
by 4:00PM on the Thursday prior to the scheduled meeting.
Submitted by: Ecological Planning Group (DiTommaso)
Phone/Email: (912)472-5031 /planning @cityoftybee.org
Comments:
Date given to Clerk of Council: December 29, 2014 * * .*
P.O. Box 2749—403 Butler Avenue,Tybee Island, Georgia 31328-2749 *Certified*
(866) 786-4573—FAX (866) 786-5737 , City of
www.cityoftybee.org y ;thICS �
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PLANNING COMMISSION
NOTICE OF DETERMINATION
Meeting date: December 16, 2014
Project Name/Description: Nickie's 1971 Bar&Grill— 1513 Butler Avenue
Action Requested: Consideration of outdoor seating at commercial building
Special Review Subdivision:
Site Plan Approval X Sketch Plan Approval_ Conceptual
Variance Preliminary Plan Approval
Map Amendment Final Plat Approval
Text Amendment Minor Subdivision_ Major Subdivision
Petitioner has met all documentation requirements, all external approval requirements, and all
code requirements, except for the following:
COMMISSIONER FOR AGAINST COMMENTS
Bishop ABSENT
Bossick X SECOND
Bramble X
Livingston X
Major X
Marion Chair
McNaughton X MOTION TO DENY
The Planning Commission recommends:. j4 Approval ® Denial ❑ Continued
Planning Commission Gait:--- .> M Date: I ?. / 7 - /
Planning& Zoning Manager: CrUiVA.A 0-—) Date: 2— -1,44
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STAFF REPORT
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PLANNING COMMISSION MEETING: December 16, 2014
M�� CITY COUNCIL MEETING: January 15,2015
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LOCATION: 1513 Butler Ave. PINs: 4-0008-07-004&4-0008-07-001
APPLICANT: Nickie's 1971 Bar& Grill OWNER: Ginger& Calvin Ratterree
EXISTING USE: restaurant/bar PROPOSED USE: same with outdoor seating
ZONING: C-1/SE USE PERMITTED BY RIGHT: Yes,after site plan approval
CHARACTER AREA: Strand Downtown Historic Business District
APPLICATION: Site Plan Approval
PROPOSAL: The applicant is seeking after-the-fact approval to install outdoor customer seating at an existing
business.
ANALYSIS: Ginger and Calvin Ratterree purchased the 1513 Butler Avenue property and Nickie's business in
December 2013. Alcohol, Sunday Sales, Entertainment, and Business Licenses for the restaurant/bar were first
issued to Ginger that same month.
The lot to the rear of the restaurant is addressed 1514 Lovell Avenue. It too has been purchased by the applicants.
The utility account was changed to Ratterree in June of 2014. An abandoned 1910 residential building is located on
this property. Prior to the purchase, Staff advised Calvin Ratterree the structure is considered uninhabitable and any
proposed improvements would be subject to the FEMA/Tybee Island 5-year/50% rule, with the option to seek
National Historic Registry designation which allows improvements to exceed 50% of the market value. To date no
permits have been issued for work on the structure. Mr. Ratterree has not shared with Staff any plans for the
structure. There are no Uses by Right in the C-1 zoning district. Because the building has been abandoned, Site
Plan Approval will be required for any future occupancy,whether residential or commercial.
Both lots are zoned C-1/SE. Prior to the purchase of the Lovell Avenue property, Mr. Ratterree discussed with Staff
his plan to expand Niche's onto the Lovell property. He was advised that the Site Plan Approval process would be
required to request an expansion. During mid-November of 2014, the City received a noise complaint from a
neighbor of the Lovell Avenue lot. Staff visited the site and found a patio with tables and chairs had been installed
without Site Plan Approval and a permit. Mr. Ratterree was advised use of the area by customers must cease
immediately. The options of seeking after-the-fact Site Plan Approval or removing the patio/furniture were
discussed.The owner opted to apply for Site Plan Approval.
If the request to expand the business is approved,a lot recombination will be required.
Attached to this Staff Report is a survey of the two lots and a drawing provided by the applicant showing a 16-foot
9-inch by 23-foot patio. A review of any drainage flow change created by this 385 square foot patio has not been
evaluated. The applicant has been advised an engineered drainage plan will be required for this commercial
property if Site Plan Approval is granted. It may be possible to use a rain barrel or other simple structure to
compensate for the loss of ground storage. An after-the-fact permit for installation of the patio will also be required.
The formula for work without a permit will be used to calculate the permit fee.
1
Because the applicant has not included a buffer on the Site Plan, the Basic Requirements of Section 3-160,
Protection Screening of Adjacent Property where Commercial Use and Residential Use Abut, would be applicable
along the south property line which is adjacent to a residential use. The fencing is in place. The vegetation would
need to be added.
The restaurant is within 1,000 feet of the Fourteenth and Sixteenth Street parking lots. An exemption from
providing off-street parking in the C-1 district is provided in Section 3-080(F)(1). See below. It is Staff's opinion
the intent of this code and its use of the term"floor area"would be applicable to the proposed outdoor seating area.
(F) Exemptions from off-street parking requirements.
(1) Existing structures with 2,000 square feet or less of floor area that exist in a C-1 zoning district
may expand the floor area up to 4,000 square feet without having to meet the off-street parking
requirements as long as the structure is completely located within 1,000 feet of a municipal
parking lot.
The table at Land Development Code Section 3-090(B), zone C-1(A), lists the required building setbacks for
food/beverage service uses. The requirements are zero-feet for the front setback, and zero-feet on the rear and sides
except 15-feet is required if bordering a residential use. The setbacks for the patio as shown on the applicant's
drawing meet the requirements of the ordinance.
The business expansion request is in keeping with the C-1 Beach Business District purpose as outlined in Section 4-
050(E). See below. The C-1 zoned Lovell Avenue lot is bordered to the west by properties zoned R-2. The Land
Development Code's purpose for the C-1 district is not harmonious with the purpose of the adjacent R-2 district.
The purpose and intent of commercial districts is to provide central locations for city businesses and
services to meet the market needs of Tybee Island residents and visitors. The focus of the C-1 beach
business land use district is to provide for commercial and residential land uses that support and
complement recreational use of the beach and general tourism of the island. The land uses permitted in
this district provide for a substantial amount of the island's employment base. The amount of C-1 acreage
is directly proportional to the city's economic activity. These land uses are designed to harness economic
activity of the daytime visitor as well as residents and overnight visitors.
The project is located in the South End Business Overlay District. Section 4-050(0)states:
All commercial and multi family residential uses are permissible subject to site plan approval. In this
district, the site plans established here shall prevail over any setbacks in any other part of the Code,
specifically including Section 3-090 regardless of the use of the property. Mixed uses of the property are
permissible. Site plan approval is required for new construction and redevelopment of existing sites. New
construction and when a project includes the redevelopment of a parcel, a development agreement with the
owner/developer and the city specifying the site plan, location of utilities, improvements, setbacks,
driveway locations and dimensions and lot coverage may be required.
The Character Area is the Strand Downtown Historic Business District. The following table outlines how the
project fits with the Recommended Development Strategies of the Comprehensive Plan for this Character Area.
2
Comprehensive Plan Section 1.2.11 Meets Strategy
Strand Downtown Historic Business District • Recommended Development Strategies Y/N or N/A
1 Downtown Development should include a mix of commercial uses (i.e. retail,office,
restaurants, etc.)
2. Allow only uses that are compatible with desired main street character. Y
3. This area is appropriate for downstairs commercial and upstairs residential development. N/A
4 Residential development in this area should contain a mix of densities and housing N/A
options(i.e. Multi-family homes, townhouses, condos,apartments,etc.)
_ 5. All residential uses should be consistent with the terms of current C-1 Zoning District. N/A
6 Beautification and façade improvement projects should be implemented and maintained
to improve the aesthetics of the area.
7. Historic structures in this area should be restored and/or preserved whenever possible. N/A
8. Adaptive reuse of historic structures is encouraged. N/A
9. The City should provide appropriate incentives for historic restoration projects. N/A
10. Encourage infill development or redevelopment of existing vacant property and
underutilized structures.
Consider the development of a Convention Center in association with the
11. hotels/motels/bed and breakfast establishments in this area. N/A
12. Develop a plan to "re=install" elements of the Strand boardwalk/multi-use trail. N/A
13. Identify location for additional parking or parking garage. N/A
14. Work to preserve/retain buildings that can house small businesses. N/A
15. Add recreational uses within this area. N/A
STAFF FINDING
Staff finds the proposed outdoor seating area expansion of Niche's to be compatible with the intent of the C-1
zoning district, the South End Business Overlay District, and the Comprehensive Plan. However, the Lovell
Avenue lot is adjacent to R-2 properties and the City has already received a noise complaint. A lot recombination,
drainage plan, and patio permit are needed if Site Plan Approval is granted.
This Staff Report was prepared by Dianne Otto.
ATTACHMENTS
A. Site Plan Approval Application(2 pages)
B. Survey,05/15/06,by Land Surveyor Bert Barrett,Jr. (1 page)
C. Proposed Site Plan by applicant(1 page)
D. GIS maps (1 page)
E. Photographs of existing conditions (3 pages)
3
4`` CITY OF TYBEE ISLAND Fee
s ' ' SITE PLAN APPROVAL APPLICATION Commercial $500
Residential $250
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Applicant's Name `G / Z° S (Cj )/ 166 r r e I
Address and location of subject property j�� / 3 &nLf i r fi V
-0676` -O7'004/
PIN L(- OOL -02 -00/ Applicant's Telephone Number 912....-786- 2-11-1171
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Applicant's Mailing Address M �7 6 n�e s h 4g1
Brief description of the land development activity and use of the land thereafter to take place on the property:
97,may . r-
Property Owner's Name CO ii?�'i Q 1�ee Telephone Number 70�'"/ / g'77U
Property Owner's Address On n Jb/')es Aft- / J J_
Is Applicant the Property Owner? v Yes No
If Applicant is the Property Owner, Proof of Ownership is attached: Yes
If Applicant is other than the Property Owner, a signed affidavit from the Property Owner granting the
Applicant permission to conduct such land development is attached hereto. Yes
/1G)-4SM /��
Current Zoning of Property Lamm_ Current Use ( f ni rv)
Names and addresses of all adjacent property owners are attached: Yes
If within two (2) years immediately preceding the filing of the Applicant's application for a zoning action, the
Applicant has made campaign contributions aggregating to more than $250 to the Mayor and any member of
Council or any member of the Planning Commission, the Applicant and the Attorney representing the Applicant
must disclose the following:
a. The name of the local government official to whom the campaign contribution or gift was made;
b. The dollar amount of each campaign contribution made by the applicant to the local government
official during the two (2) years immediately preceding the filing of the application for this zoning
action, and the date of each contribution;
c. An enumeration and description of each gift having a value of $250 or more made by the Applicant to
the local government official during the two (2) years immediately preceding the filing of the
application for this zoning action.
. i A A dat r r / cA.
Signature of pplicant Date
NOTE: Other specific data is required for each type of Site Plan Approval.
Fee Amount$ 50 0 Check Number 1°2-9 Date 2 - 3 - 14
City Official £1IV
NOTE: This application must be accompanied by following information:
,-
1 copy, no smaller than 11 x 17, of the proposed site plan and architectural renderings.
4:n
1pproval 1 copy, no smaller than 24 x 36, of the engineered drainage and infrastructure plan.
do'
1 copy, no smaller than 11 x 17, of the existing tree survey and the tree removal and landscaping
oplan.
f a� Disclosure of Campaign Contributions
The Planning Commission may require elevations or other engineering or architectural drawings covering the
proposed development.
The Mayor and Council will not act upon a zoning decision that requires a site plan until the site plan has met
the approval of the City's engineering consultant. (Note: Section 5-080 (A) requires, "Once the engineer has
submitted comments to the zoning administrator, a public hearing shall be scheduled.")
The Applicant certifies that he/she has read the requirements for Site Plan Approval and has provided the
required information to the best of his/her ability in a truthful and honest manner.
i .1 4_) IC , !
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_ Signature of •pplicant Date
C.M.F. = CONCRETE MONUMENT FOUND
R.B.F. = 1/2" REBAR FOUND
R.B.S. = 1/2" REBAR SET LOVELL AVENUE 60' R/W
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BUTLER AVENUE 80' R/W m
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STATE OF GEORGIA
CHATHAM COUNTY
PLAT OF THE SOUTHWESTERN PORTION OF LOT 31, WARD 4,
KNOWN AS No. 1514 LOVELL AVENUE, TYBEE ISLAND, GEORGIA.
FOR: JAMES H. MOORE
DATE OF SURVEY: MAY 11, 2006
DATE OF PLAT: MAY 15, 2006 .a�
SCALE: 1"= 20'
IN MY OPINION THIS PLAT IS A CORRECT
�G1ETe.
REPRESENTA11ON OF THE LAND PLATTED 0 20' 40' / ¢ `
E.O.C. FIELD 1/ 34,496 —_' NO.�' i
< ERROR/POINT BERT BARRETT, JR. `�re. ". /�
ADJ. METHOD NONE LAND SURVEYING, P.C. c 9y -P �l
E.O.C. PLAT 1/ 45,770 145 RUNNER ROAD 'Pi.°SURo' .'•'
TOTAL STATION GEODIMETER 610 SAVANNAH, GA. 31410 Q BARRY
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