Agenda - Planning Commission - 01/03/2013

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Review File: McDonalds Site Plan Review December 28, 2012 Page 2 of 6 engineer to prepare an exhibit visualizing alternative configurations for the building/drive-thru orientation (facing Sunwood Dr and facing the `campus' center) to provide verification that other orientations cannot be implemented and why the floor plan could not be mirrored or flipped' from its present layout. Staff is working to prepare a simple sketch that identifies traffic movement and conflict points of the proposed and alternative alignments to help our Planning Commission and City Council visualize the assumptions provided in your written analysis. In addition, City Staff needs to verb that the stacking space does indeed accommodate not less than five (5) vehicles without disrupting other drive areas, parking spaces, sidewalks or pedestrian access to the main entry of the building. Please provide an exhibit that verifies compliance with this standard. In a December 20, 2012 correspondence from Landform Professional Services, there is reference to ensuring pedestrians do not have to cross drive-thru lanes to enter the restaurant. Please note that the submitted site plan provides for a pedestrian crosswalk thru not only the bypass lane but also both drive- thru ordering lanes. Staff suggests exploring the option to have that sidewalk follow the green space along the eastern edge of the property. Staff has prepared an amendment to remove potentially inconsistent language related to hours of operation for speaker use within the drive-thru within the COR - 2 Sub -District. However, any approval of a Conditional Use Permit must be contingent upon adoption of a text amendment to Section 117-118 of the Ramsey City Code to address this matter. SITE PLAN Planning and Zoning Reviewer: Chris Anderson, Associate Planner/Environmental Coordinator can derson(&,,ci. ramsey. m n. us (763) 433-9905 General: The development proposal consists of a one story building that is approximately 4,600 square feet in size and will be used as a restaurant with a drive-thru. The drive-thru consists of two `ordering lanes' that merge into a single lane for payment and pick-up of food. The facility will be located on a 1.36 acre parcel, which is located at the southeast corner of Sunwood Dr and Armstrong Blvd (Lot 4 Block 1 COR TWO). In this area, Sunwood Dr is identified as a Parkway Street and Armstrong Blvd is an Arterial Street as outlined in the Design Framework. Please update Sheet C2.1 as the stated building dimensions do not match the building coverage calculation nor do they scale out accordingly either. Zoning: The site is zoned COR -2b Commercial Subdistrict. This area is intended to encourage a mix of large and small places accommodating auto -oriented uses. This suggests even greater attention be paid to public realm and streetscape improvements that not only accommodate vehicles, but also invite bicycle and pedestrian traffic. Restaurants are a permitted use in this district as are drive-thrus serving permitted uses; however, use of electronic speaker devices associated with drive-thru lanes is limited to the hours of 7:00 a.m. to 10:00 p.m., unless approved by a Conditional Use Permit (zoning code text correction pending). A conditional use permit is being processed simultaneously with the site plan for twenty-four (24) hour use of the electronic speaker devices. Note that any approval of a conditional use permit would be contingent upon adoption of a text amendment to Section 117-118 of the Ramsey City Code to address this matter. Building Orientation: Building orientation is subject to the Design Framework of The COR, which is incorporated by reference as part of the Zoning Code. While the building location complies with