04-12-2018 Planning Commission Packet

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4 9. The entire area other than occupied by buildings or structures or plantings shall be surfaced with a material which will control dust and drainage and which is subject to the approval of the City Engineer. 10. All signing and information or visual communication devices shall be in compliance with Section 903.110 of this Ordinance. 11. The provisions of Section 921.010.C of this Ordinance are considered and satisfactorily met. The general review standard for conditional use permits is that such uses are presumed to be allowed, provided that reasonable conditions necessary to mitigate specific negative impacts are adequately addressed. Site Access. The subject site is to be accessed from the north via Little Canada Road East. In consideration of high traffic volumes which exist upon Little Canada Road and the proximity of the site to the southbound Interstate 35E on-ramp, it is important that site access and egress be properly managed. In particular, the access point to the property lies within a complex of traffic signals managing various traffic patterns for the freeway, Little Canada Road, and Country Drive, which enters the intersection from the north. It will be critical that vehicle stacking on the subject site does not encroach into the Little Canada Road right-of way and that right-out maneuvers do not negatively impact Interstate 35E ramp access. Access related issues should be subject to comment and recommendation by the City Engineer. Drive-Through Lane. As shown on the submitted site plan, a drive-through window is proposed on the east side of the coffee shop building. Vehicle stacking space is proposed wrap around the east, south and west sides of the building. The submitted site plan illustrates a total of six vehicle stacking spaces (approximately 120 feet in length). The Zoning Ordinance does not include a minimum vehicle stacking space requirement for drive through lanes. In determining the acceptability of the proposed amount of stacking space for the coffee shop, the conclusions of a recently undertaken “stacking space study” were considered. In 2012, a study was undertaken by a group of transportation engineers (Mike Spack, PE, PTOE, et al) to determine appropriate stacking requirements for various uses which incorporate drive-through lanes. As a component of the study, attention was given to stacking characteristics of coffee shops such as the one proposed. The study, entitled “Drive-Through Queue Generation,” was conducted in accordance with Institute for Transportation Engineers ITE) parking and trip generation studies practices. ITE is the standard traffic study resource for trip and parking generation.