Agenda - Planning Commission - 01/03/2013

Home

fencing will offer breaks to open views into the site and provide a sidewalk connection to the front door of the building. This will create a strong, yet inviting, street edge. Drive-Thru Operation Section 117-118 of the Zoning Ordinance allows drive-thrus as a permitted use, subject to 7 conditions. Our proposal meets the spirit of those conditions as outlined below: 1. Drive-thru lanes are not permitted in the front yard or within the front build -to -line. As noted earlier, this portion of the development is designed to function more as a campus. The buildings are oriented to the internal drive rather than the public street. In order to maintain efficient internal movements, we are requesting flexibility to allow the drive-thru on the north side of the building. 2. Adequate stacking distance of not less than five vehicles shall be provided. A site plan shall be prepared to demonstrate provision for stacking space does not interfere with other drive areas, parking spaces, sidewalks or pedestrian access to the main entry of the building. The site plan exceeds these minimum standards. 3. Electronic speaker devices, if used, shall not be audible beyond the property being served and shall not be operated between the hours of 10:00 p.m. and 7:00 a.m. We believe this standard directly conflicts with the COR Design Framework, which states that the COR -2 district "mix of uses within individual blocks, including retail, restaurant and residential, further enhances this model, addresses design character/aesthetics and promotes activity throughout much of the day and evening hours". The COR zoning standards allow 24 hour operation of gas stations and the approved 24 hour operation for the Super America adjacent to this site. We have spoken to staff and agree that the intent was to allow extended hours through a conditional use permit. We request approval of a conditional use permit to allow 24-hour operation of the drive-thru. The site is adjacent to major roadways and is not near any residential land uses; therefore, the impact would be minimal in this commercial district. 4. Screening shall be provided of automobile headlights in the drive-thru land to windows and doors of adjacent uses. Such screen shall be at least three feet in height at installation and fully opaque, consisting of a wall, fence, dense vegetation, berm or grade change. The drive-thru will be oriented so that it is not adjacent to windows or doors of other uses. 5. A bypass lane shall be provided for each drive-thru use, allowing cars to leave the drive-thru land from the stacking area. This is a double -drive through and a bypass lane is provided as required. MCD11100 L ANDF OR M November 28, 2012 Project Narrative 3