HomeMy WebLinkAboutItem III.B
PLAN COMMISSION STAFF REPORT FEBRUARY 20, 2024
ITEM III B: GENERAL DEVELOPMENT PLAN AND SPECIFIC IMPLEMENTATION
PLAN FOR A DRIVE-THROUGH RESTAURANT LOCATED AT 555 SOUTH
WASHBURN STREET
GENERAL INFORMATION
Applicant: Ben Witt
Owner: Park Place Holdings LLC
Action(s) Requested:
The petitioner requests General Development Plan and Specific Implementation Plan approval
for a drive-through restaurant at 555 South Washburn Street.
Applicable Ordinance Provisions:
Planned Development standards are found in Section 30-387 of the Zoning Ordinance.
Background Information Property Location and Type:
The subject area included in this request consists of a 0.99-acre commercial property located on
the west side of South Washburn Street, north of West 9th Avenue. The site is currently utilized as
a multi-tenant office building. The surrounding area consists primarily of commercial uses along
with a City water tower and fire station immediately to the south. The 2040 Comprehensive Plan
recommends Interstate Commercial land use for the subject property and the adjoining parcels.
Subject Site
Existing Land Use Zoning
Commercial SMU
Adjacent Land Use and Zoning
Existing Uses Zoning
North Commercial SMU
South City fire station and water tower I
East Interstate-41 SMU
West Commercial SMU
Recognized Neighborhood Organizations
None
Comprehensive Plan
Comprehensive Plan Land Use Recommendation Land Use
2040 Land Use Recommendation Interstate Commercial
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ITEM III B – GDP SIP – 555 S. Washburn St.
ANALYSIS
Use
The applicant is proposing to demolish the existing building and parking lot on the subject site
for development of a drive-through restaurant (Freddy’s Frozen Custard & Steakburgers). The
proposed drive-through restaurant use is permitted in the SMU district. The plans also include a
13’ X 22’ outdoor seating area on the front of the building, which is considered outdoor
commercial entertainment and is permitted in the SMU district.
Site Design
Site Plan
The proposed development will be accessed from a shared driveway to the north of the site and
will have a one-way exit onto South Washburn Street. The site will also have shared driveway
access along the rear (west) property line. Staff has received concerns regarding the access to the
drive-through from the neighboring driveway to the north. The applicant has provided an
easement document and stated that they have the ability to utilize the existing driveway. As this
is a civil matter regarding property access, the City does not have the ability to review or enforce
the provided easement document. The applicant will need to work with the neighbors regarding
their concerns related to the shared drive access.
The applicant is requesting base standard modifications (BSM) for reduced front and rear yard
setbacks. As proposed, the building, patio, and parking lot will extend into the front yard to
within 8’ of the right-of-way line. The proposed refuse enclosure placement will have a 1’ setback
from the rear (west) property line. According to the applicant, the reduced setbacks are needed
due to an ANR pipeline easement running through property which prohibits permanent
structures from being placed within the easement.
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ITEM III B – GDP SIP – 555 S. Washburn St.
Staff does not have concerns with the setback reductions as the ANR easement limits the
buildable area on the site. Also, the refuse enclosure will be abutting a neighboring parking area
with shared driveway access. The reduced parking setback is also needed to provide the
necessary parking for the site. The proposed setbacks will be consistent with reduced setbacks on
the existing site. Staff is recommending that the proposed pavement between the western-most
parking stall and refuse enclosure be replaced with a landscaped parking row end. This can be
addressed during Site Plan Review.
Required Provided
Front Setback (east) 25 ft. min. 8 ft.
Side Setback (north) 10 ft. min. 14 ft. (parking)
Side Setback (south) 10 ft. min. 10 ft. (parking)
Rear Setback (west) 25 ft. min. 1 ft. (pavement/refuse
enclosure)
Parking Min. 10 spaces
Max. 25 spaces 25 spaces
Impervious Surface 70% max. 54.5%
Provided parking for the site meets the code requirement of 1 parking space per 300 sq. ft. of
gross floor area for restaurant uses. The maximum number of parking stalls is 125% of the code
minimum. However, up to 25 parking spaces are permitted for smaller developments that would
have a maximum of less than 25 spaces. The applicant is proposing the maximum number of
stalls allowed (25). Staff has received concerns that parking on the site will be insufficient to meet
the needs of the restaurant and will result in overflow parking on the neighboring commercial
sites. Staff feels that the provided parking will be sufficient as it more than doubles the minimum
parking requirement per code.
The proposed site layout is meeting the drive-through stacking length requirements of 100 ft. in
front of each order station, 55 ft. between the order station and pick-up window, and 25 ft. after
the pick-up window. The total proposed impervious surface area for the site is under the
maximum of 70% for the SMU district.
Signage
The building elevations show wall signage on the front and side facades. Wall signage will be
limited to a maximum of 1 sq. ft. per linear foot of building frontage per the sign ordinance. The
applicant is proposing to remove the existing pylon sign and replace it with a new pylon sign.
The proposed sign placement is within the 10’ side yard setback, at 3’ from the south property
line.
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ITEM III B – GDP SIP – 555 S. Washburn St.
The applicant is requesting a BSM for the reduced setback as site constraints related to the ANR
pipeline easement limit available area that meet setback requirements. Staff does not have
concerns with the proposed BSM as the parking lot will be built to the south side setback and the
sign placement will be consistent with that of the existing site. The side yard setback reduction
for the sign should not have a negative impact on the adjoining City-owned property to the
south. The sign will need to meet the front yard setback requirement and will be limited to 35’ in
height and 200 sq. ft. per SMU standards.
Lighting
The provided photometric plan meets minimum lighting levels of 0.4 fc for parking/drive areas.
Lighting levels along the public right-of-way are under the maximum of 1.0 fc, but exceed the
maximum of 0.5 fc along the north and south property lines. This will need to be revised to be
within the maximum and can be addressed during site plan review. Light fixtures will be full
cutoff fixtures mounted at the maximum fixture height of 23’ (including 3’ high base) in the SMU
district.
Storm Water Management
The applicant has been in contact with the Department of Public Works regarding storm water
management for the site. Final storm water management plans will be reviewed during the Site
Plan Review process.
Landscaping
Landscaping is required for building foundations, paved areas, street frontage, and yards.
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ITEM III B – GDP SIP – 555 S. Washburn St.
Landscape Plan
Building Foundation
The building foundation landscaping point requirement of 40 landscaping points per 100 linear
feet of building foundation is being met for the proposed building. The plan is meeting the
requirement that 50% of the required points be on the main entrance side of the building and 25%
be on the street facing side.
Paved Area
The paved area requirement of 50 landscaping points per 10 parking stalls or 10,000 sq. ft. of
paved area is being met. The plan is also meeting the requirement that 30% of all points will be
devoted to tall trees and 40% will be devoted to shrubs. Code also requires a shade tree at all
parking row ends, which has been provided on the plan.
Street Frontage
Code requires 100 points per 100 feet of street frontage. The landscaping ordinance also specifies
that 50% of the required points must be devoted to medium trees. The landscaping plan is
meeting these requirements.
Yards
Code requires 20 landscaping points per 1,000 sq. ft. of gross floor area. The provided yard
landscaping points exceed this requirement.
The plan currently provides 117% of the required landscaping points. As multiple base standard
modifications are being requested, staff is recommending the applicant provide 125% of the
required landscaping to offset the BSMs. This would result in an additional 40 landscaping
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ITEM III B – GDP SIP – 555 S. Washburn St.
points and would be consistent with the level of landscaping that has typically been
requested/approved to compensate for BSMs.
Building Facades
Section 30-243 of the zoning ordinance requires commercial buildings to be clad in 50% Class I
materials, with the rear façade being exempt from this requirement. The petitioner has provided
elevations for the building as well as a material list and material breakdown for the front and side
façades. The specific elevations breakdown is listed below. The elevations meet the 50% Class I
material requirement and substantially exceeds the Class I requirement on the front facade. This
serves to offset requested BSMs. The proposed refuse enclosure will be clad in fiber cement
composite wood siding to match material used on the principal building.
East (front): Class I – 62.9% Class II & III – 37.1%
South (side): Class I – 50.7% Class II & III – 49.3%
North (side): Class I – 50.7% Class II & III – 49.3%
West (rear): Not provided
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ITEM III B – GDP SIP – 555 S. Washburn St.
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ITEM III B – GDP SIP – 555 S. Washburn St.
FINDINGS/RECOMMENDATION/CONDITIONS
In its review and recommendation to the Common Council on an application for a Planned
Development district, staff recommends the Plan Commission make the following findings based
on the criteria established by Chapter 30-387 (C)(6):
(a) The proposed Planned Development project is consistent with the overall purpose and
intent of this Chapter.
(b) The proposed Planned Development project is consistent with the City’s
Comprehensive Plan and other area plans. (It is the responsibility of the City to determine
such consistency.)
(c) The proposed Planned Development project would maintain the desired relationships
between land uses, land use densities and intensities, and land use impacts in the environs
of the subject site.
(d) Adequate public infrastructure is or will be available to accommodate the range of
uses being proposed for the Planned Development project, including but not limited to
public sewer and water and public roads.
(e) The proposed Planned Development project will incorporate appropriate and adequate
buffers and transitions between areas of different land uses and development
densities/intensities.
(g) The proposed architecture and character of the proposed Planned Development project
is compatible with adjacent/nearby development.
(h) The proposed Planned Development project will positively contribute to and not
detract from the physical appearance and functional arrangement of development in the
area.
(i) The proposed Planned Development project will produce significant benefits in terms
of environmental design and significant alternative approaches to addressing
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ITEM III B – GDP SIP – 555 S. Washburn St.
development performance that relate to and more than compensate for any requested
exceptions/base standard modifications variation of any standard or regulation of this
Chapter.
Staff recommends approval of the General Development Plan and Specific Implementation Plan
with the findings listed above and with the proposed following conditions:
1. Base Standard Modification to allow reduced front yard setback to 8 ft., where code
requires a 25 ft. front yard setback.
2. Base Standard Modification to allow reduced rear yard setback for refuse enclosure to 1
ft., where code requires a 25 ft. rear yard setback.
3. Base Standard Modification to allow reduced side yard setback for ground sign to 3 ft.,
where code requires a 10 ft. side yard setback.
4. A minimum of 125% of the required landscaping points shall be provided.
5. Final landscaping, lighting, and signage plans shall be reviewed and approved by the
Department of Community Development.
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