Cowford Trader's - 5k ft - what's next?

[Sentient]

Word on the street is that there is a 100 seat restaurant moving into the old Cowford Traders space. The Lease signs are gone.

Looking forward to more, more, more in Avondale!

Right 100 seats to fit the idiotic JBill requirements.  and there will be an argument about a ONE HUNDRED SEAT RESTAURANT OF TERROR!!!!!

And Jim Love and NIMBY's will mobilize to present their secret resident only parking sticker regime... which is planned... and no doubt will be supported by the merchants [unless they are investors in the new restaurant that is].

In other words... bizness as usual...

But more importantly - what kind of restaurant?

[Ron Mexico]

I honestly wish Jim Love was as passionate about the roads in Riverside Avondale and their need for complete repair as he is about blocking business opportunities.

[mtraininjax]

There is a public hearing scheduled for this property. There is one of the Orange Signs out in front of it.

Of course public hearings are necessary to listen to locals, and then see politicians vote in favor of the landlord and business (Gate/Roost), but please attend, speak your mind and have a safe drive home.

[JaxAvondale]

I cleared my schedule yesterday. I'll be in attendance next Thursday.

[Know Growth]

Another restaurant? Does anyone in Riverside-Avondale actually use their kitchens?

Oh yes,apprently,even in the face of the lack of a City Planning Department Avondale Cheesy Nutrition Study Directive . 

An independent study suggests the bulk of Avondale residents command "Good food in a funky environment" in a private environment,along with  Outstanding music...... .

Avondale resident Privilege. Maybe even a jump in the pool,kayak river run,mow grass (good for the appetite),backyard tomato with basil wrap and a glass of excellent wine about a fifth of the price garnered at The Shoppes.
Maybe Biscotti Carrot Cake down the street,but rarely if ever a walk/bike there...and hope that the place does not Stink/Sewage Smell...maybe just a quick duck in for take out,holding nose

Mellow Mushroom/ Mr.Valentino might at some point join the club and "Opine With Swine" and wonder/worry about ever escalating parking/customer base pressures.

No worries in the private kitchens-after all,the private residences are a key feature and influence in RAP land area and Overlay feature,on average the best meals have always been at home.

[mtraininjax]

http://jacksonville.com/current/town/2016-08-17/story/proposed-avondale-restaurant-highlights-neighborhood-parking-issue

Well, now, the cat is out of the bag......Avondale has a "parking problem". Parking Study of 2014 said so, Chair of RAP Zoning Board said so,  and so did the Planning Commission in their August 4 meeting. And, of course, when the Times Union highlights a Parking Problem, well, there you have it.

I guess we have a Parking Problem in Avondale. 

Proposed Avondale restaurant highlights neighborhood parking issue

A new restaurant has been proposed at the site of the former Cowford Traders in Avondale. 

A proposed restaurant at the site of the former Cowford Traders will face the Planning Commission Thursday for a second round of possible approvals.

Building owner Thomas Lee seeks a deviation to reduce the number of parking spaces for the restaurant from 10 to zero and a zoning exception to approve the sale and service of alcohol.

The proposed restaurant will be 120 seats and 5,000 square feet, taking the entirety of former Cowford Traders at 3563 St. Johns Ave. in the Shoppes of Avondale.

The Planning Commission deferred both requests in its Aug. 4 meeting. In the city of Jacksonville Planning Department staff's report, it approved the sale of alcohol under the condition that the restaurant reduce its space to 2,500 square feet.

The parking deviation was denied by staff because of oversaturation of parking in the Shoppes of Avondale, as reported in a 2014 Parking Study of the area.

"The demand for parking in the Shoppes of Avondale is substantial, especially during peak lunch hours. Although the request is not based on a reduction in cost, the request does not serve the public interest, as the request is based on a self imposed hardship, creating a restaurant that is oversized for the area, and a simple reduction in the size and intensity of the restaurant would reduce the parking demand, thus eliminating the requirement for the Deviation," said staff in its report on the parking deviation request.

Riverside Avondale Preservation agrees. Chair of RAP Zoning Board Nancy Powell said the square footage is too large to allow for no additional parking space, and that Avondale already has a parking problem. If no additional parking was added, Powell fears that the proposed restaurant would cause a strain on parking in residential streets behind the Shoppes of Avondale.

She and other members of the board are concerned that the amount of square feet would make room for a standing bar area, putting a larger strain on parking.

"Even when they say that they want to have a banquet or a private room, there's a legitimate concern that there could be a standing room area that would potentially filled with bar patrons. That could be a much larger intensity," said Powell.

Riverside Avondale Preservation received the restaurant's application to the city in July, and has been in talks with the owner to reduce the size of the restaurant for parking purposes.

[mtraininjax]

3563 St. Johns Avenue - New Avondale Restaurant (Administrative Deviation and Exception Applications) (FROM RAP NEWSLETTER)

Background information:

The location is the former Cowford Traders. The applicant is requesting an Administrative Deviation to reduce the parking requirement from 11 spaces to zero for the proposed 120 seat restaurant. (Parking is required for any restaurant over 100 seats and/or 2500 square feet.) A Zoning Exception is requested to serve liquor consistent with the J-Bill allowing liquor sales at an establishment with a minimum of 100 seats. RAP supports the existing parking and zoning regulations with respect to the 100 seat/2500 square foot limitation, and therefore we did not support the Administrative Deviation given the parking deficit within the Shoppes of Avondale.

We supported the exception as it is within the current regulations.

Update:
Both applications approved by the Planning Commission at the August 18th meeting.

[thelakelander]

Has anyone in this town considered the impact of the sharing economy on our zoning regulations? Take this place for example. You don't need additional parking if it were two 2,500sf restaurants but you do if you want to have one 5,000sf space.  What happens when someone deals with the market realities of such a space by proposing a 5,000sf food hall with five 50-seat restaurant/vendor spaces in a spot like this?

[icarus]

3
Update:
Both applications approved by the Planning Commission at the August 18th meeting.

So the parking space deviation and the alcohol sales were approved?  Did they permit use of the entire proposed 5k sq. ft. or did they premise on reducing to 2.5k sq. ft?

[Know Growth]

Update:
Both applications approved by the Planning Commission at the August 18th meeting.
[/quote]

Perhaps more a reflection of recently altered Commission member profile/recent elections.

Mellow Mushroom was largely addressed via negotiation and recognized "Nuclear Option" effective Appeal probability.
Which left a door open.Efforts to somehow 'strengthen' Overlay way too late.

At this point,comical to watch the Growth Bucket overflow. So Jacksonville!....
(To the tune of Music Man) Oh! We Got Trouble!! I mean Trouble!! That starts with "T" that rhymes with "G" that stands for Growth!!!
Trouble.....trouble..trouble....Oh!, we got Trouble   Here's looking at us.

Trouble is an interesting word,now so relevant to The Idyllic RAP Island.

Yes,actually hilarious .

Let's produce a Classic Jacksonville Spin:
Let er' fly. Steve Diebenow receives all sorts of "Planning" and "Advocacy" Awards. The Shoppes takes on the Experiment.Later,even in the midst of Shoppes final experiment phase, adjacent residential land area, a central feature,and key "Overlay" element,finally exhibits shift; Flight,property values drop,ushering in "Affordable Housing" era.

[mtraininjax]

http://residentnews.net/2016/09/03/proposed-restaurant-avondale-receives-green-light/

Proposed restaurant in Avondale receives green light

Most of the commissioners, while sympathetic to the arguments that parking is saturated and therefore creates hardships for the Avondale businesses and nearby residents, overall expressed the sentiment that a compromise had been presented by the applicant.

What MJ reader once said there is not a parking issue in Avondale??? Hmmmmmm

Watch out Murray Hill, this will become your future too.

[johnnyliar]

Murray Hill resident here, don't care if parking becomes as "bad" as Avondale if my property value looks like they do in Avondale.

Also, we already have far more parking lots. One behind magnolias, one behind maple street, one adjacent to the Murray Hill theater, and a ton of parking behind Mock Shop and Mara.