09-11-08 Planning Comm. Agenda - Laserfiche WebLink

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Also to be noted is that shared access points have been proposed both along Market Drive and First Bank Drive. To accommodate this condition a shared access agreement should be executed with the abutting property to the east. This issue should be subject to further comment by the City Attorney. Drive-Through Lane. As shown on the submitted site plan, adrive-through lane has been proposed on the north side of the building within which vehicles must execute U- turn maneuvers. An outside turning radius dimension is proposed which will sufficiently accommodate turning maneuvers of average size passenger vehicles. To be noted however, is that such outer area of the "loop" is to be reserved for vehicles waiting for orders. Thus, vehicles not waiting for orders will be required to negotiate U-turn maneuvers within a much narrower space - it appears that for many vehicles, this maneuvering space may be inadequate. As a condition of PUD permit approval, this issue should be re-examined and addressed to the satisfaction of the City. The proposed drive through lane provides approximately 140 feet of stacking space behind the pick-up window, within which eight vehicles may be located. The zoning ordinance does not establish a minimum stacking requirement for accessory drive- through lanes. A commonly accepted minimum standard however (for vehicle stacking), is 120 feet. Thus, the proposed vehicle stacking space is acceptable. Building Placement. As a planned unit development, flexibility in regard to building setbacks may be granted. The Rice Street/Little Canada Road Redevelopment Plan encourages building-forward site designs with parking behind out of view of major roadways. In response, off-street parking has been proposed on the south and east sides of the building. While a site access drive and the drive-through lane are proposed between the front building line and Rice Street, such encroachments are minimal and will be screened from view via plantings. Off-Street Parking. As shown on the submitted site plan, a total of 50 off-street parking spaces have been proposed. The required off-street parking supply for restaurants is based on the amount of dining and kitchen area. Specifically, the ordinance requires one space for each 40 square feet of dining area and one space for each 80 square feet of kitchen area. No information has been submitted related to the amount of kitchen and dining space. Thus, it cannot be determined whether of not the 50 provided parking stalls is adequate. We would note that the 50 space parking area would typically accommodate a restaurant that is about 25% smaller in floor area than the proposed facility. As a condition of PUD permit approval, the applicant should demonstrate compliance with the City's off-street parking supply requirements, or the City should verify that the 50 spaces, plus available shared spaces will be adequate for the facility. Parking stall sizes and drive aisle widths have been found to meet minimum requirements as set forth by the zoning ordinance. Additionally, appropriate parking for the disabled has also been provided