06-11-09 Planning Comm. Agenda - Laserfiche WebLink

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The configuration of the parcels is proposed to be modified slightly. Currently, Parcel One contains a 9.5 foot wide strip of Rice Street/CSAN 49 to the west. It also contains a 30 foot wide strip of the public right-of-way of Market Drive to the north. These portions of the roads shall be removed from the newly-created lots. Planned Unit Development Permit Comprehensive Plan. The proposed restaurant use is consistent with the guided mix of retail, office, and residential uses for this area as established by both the Comprehensive Plan and the Rice Street/Little Canada Road Redevelopment Plan. Such use is expected to provide employment opportunities, as well as daytime market support for area retail and service businesses. Zonin The subject property is zoned PUD, Planned Unit Development. To accommodate the proposed use, the processing of a PUD permit is necessary. Access. The site plan proposes three accesses: one from the north along Market Drive and two from the south along First Bank Drive. The northern access and easternmost southern access are both 36 feet in width, which requires approval of the City Engineer because they exceed 24 feet. The northern access is located across Lots 1 and 2. To accommodate this condition, a shared access agreement should be executed between Lots 1 and 2. This issue should be subject to further comment by the City Attorney. The southern two accesses are located entirely on Lot 1. The applicants have moved the access 50 feet to the east from what was originally-proposed, placing it 70 feet from the intersection of Rice Street and First Bank Drive. This meets the Ordinance requirement of at least 60 feet between a commercial curb cut access and the intersection of two street rights-of-way. This appears to allow adequate stacking space for vehicles travelling east and waiting to enter the parking lot. The easternmost access along First Bank Drive is approximately 20 feet from the east property line and approximately 90 feet from the westernmost access, which both meet the required setbacks. Drive-Through Lane. As shown on the submitted site plan, adrive-through window has been proposed on the north side of the building. Vehicles enter the drive-through lane on the southeast corner of the building going north, continue along the north side of the building heading west, and then must execute a U-turn maneuver back towards the east. The outer area of the U-turn "loop" is reserved for vehicles waiting for orders, while vehicles not waiting for orders are required to negotiate U-turn maneuvers within a narrower space. This was a concern during the initial review of the application last fall, but appears that either maneuvering space shall be adequate for most average size passenger vehicles. This subject shall be subject to further comment by the City Engineer. 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- 2