Agenda - Planning Commission - 01/03/2013

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also be partially described as a building front. City Staff is assuming that the proposed layout is a result of McDonald's business plan and for efficiencies with their food preparation and service. The proposed configuration is not the traditional build -to standard found in other areas of The COR as outlined in the Design Framework. In addition, the drive-thru lanes are located within the build -to area. The COR -2b Subdistrict is intended to allow for more traditional, auto -oriented retail development. Coupled with the diminished pedestrian 'feel', due to the realigned Sunwood Drive, which now has six (6) lanes of roadway, and the setbacks for the parcels north of Sunwood Drive (also zoned COR -2b), where the 'big box' retail will be located, it seems reasonable to defer to some of the standards within the General Business zoning district. This alternative is permissible per City Code Section 117-118 (f), which states that provisions from Article II Division 3 (Zoning Districts) may be utilized when determined by the City to be better suited to address an aspect of a development proposal. Nevertheless, Staff has requested an additional exhibit that contemplates alternative building orientations and drive-thru configurations that demonstrates why this is the only feasible layout. At least forty percent (40%) of the building facade is required to be within the build -to line (thirty-five [35] feet due to it being bounded on the west by an Arterial Street). However, the Design Framework provides some flexibility by allowing for landscaping, decorative fencing and other certain features to be used to create the street edge. The proposal does include additional shrubbery and decorative fencing in sections along the Sunwood Drive frontage to better frame the site edge. The submittal indicates that forty-two percent (42%) of the street frontage will be lined with decorative fencing and shrubbery. The fencing will match the fencing approved for the site to the east (Super America). The exterior finish of the building will consist of facebrick, brick accent bands, dryvit accents (EIFS), corrugated metal panels, clear, tempered glass, two (2) roof cap accent elements and an aluminum trellis. The Applicant has submitted revised elevations and three-dimensional renderings that have incorporated windows into the north wall (facing Sunwood Drive) and removed the two (2) down spouts. If no other building orientation is feasible, greater enhancements may still be warranted, especially since no part of the building falls within the build -to area. The submittal indicates a total of fifty-one (51) parking stalls being provided, which includes three (3) handicap stalls. The Design Framework bases the minimum and maximum parking stalls for restaurants on the number of seats, with a minimum of one (1) parking stall per every two (2) seats and a maximum of one (1) parking stall for every one (1) seat. Staff has requested a seating plan in order to verify whether the off-street parking spaces provided falls within this range. The grading/drainage, utilities and landscaping plans are generally acceptable with the requested revisions outlined in the Technical Reports. It should be noted that the existing utilities referenced on the plans are not in place at this time. Any connections will need to be coordinated with the City's Engineering Department. Funding Source: All cost associated with processing the application are the responsibility of the Applicant. Staff Recommendation: The COR TWO plat was designed to act more as a campus -like setting, with the buildings facing the interior of the site, along the private drive. Also, the intent of the COR -2b Subdistrict was to allow more traditional, auto -oriented uses, which seems more appropriate now with the realigned Sunwood Drive. This site is now bounded by six (6) lanes of roadway to the north and six (6) lanes of roadway to the west, which does seem to diminish the pedestrian 'feel' somewhat. Therefore, if the applicant can demonstrate that this is the only feasible configuration for both building and drive-thru orientation, than Staff would recommend approval of the conditional use permit and the site plan contingent upon compliance with the Staff Review Letter dated December 28, 2012 AND upon adoption of an ordinance amendment related to the expanded use of electronic speaker devices. Committee Action: