SITE PLAN REVIEW
SP-11-77-04: A site plan for a 2nd Drive-thru lane and addition for McDonald’s Restaurant, located at 1309 W. 6th Street. Submitted by Henderson Engineers, Inc. on behalf of McDonald’s – Dobski & Associates, property owners of record.
|
Current Zoning and Land Use: |
C-5 (Limited Commercial) District; Existing McDonald’s Restaurant.
|
|
Surrounding Zoning and Land Use: |
C-5 (Limited Commercial) District to the west, north, and east; Existing McDonald’s Office Building to the west, across W. 6th Street to the north - car wash and rental business, across Arkansas Street to the east – laundry and retail liquor store.
RM-1 (Multiple-family Residential) District to the southeast across Arkansas Street; Existing mobile-home court.
RM-2 (Multiple-family Residential) District to the south; Existing apartment complex. |
|
Site Summary: | |
|
Legal Description:
Property Area: |
Lot 1, West Lawrence, Replat of Lots 92, 94, 98, 100, 151-156, Block 53 39,775 Square Feet |
|
Existing Building: |
4,067 Square Feet |
|
New Addition:
Use Group:
Parking Group: |
1,000 Square Feet
Use Group 13: Automotive Services: Eating establishment.
Parking Group 26: 1/100 NSF or 1/3rd of occupancy load, whichever is greater. Total occupancy load = 122, 1/3 of 122 = 41 parking spaces required. |
|
|
|
|
Off-Street Parking Provided: |
39 on site plus 14 available overflow parking spaces on adjacent McDonald’s property = 53 parking spaces available. |
|
Staff Recommendation: Planning staff recommends approval of the site plan subject to the following conditions:
1. Execution of a site plan performance agreement per Section 20-1433. 2. Provision of a building permit from Neighborhood Resources, recognizing that the anticipated site plan improvements were considered to be exempted from the temporary building permit moratorium for the area (Ordinances 7803 and 7853).
|
C. STAFF REVIEW
The applicant is proposing to construct a second drive thru lane and a 40’ wide x 25’ long = 1,000 square foot addition to the rear of the building. The second drive thru lane is possible due to recent advances in technology. Nationwide a number of McDonald’s Restaurants are being upgraded with this second drive thru lane to provide more efficient service to their customers.
A previous site plan [SP-06-32-92] for improvements to McDonald’s Restaurant at this location was approved by the City Commission on July 7, 1992.
The site plan has been reviewed by staff and appropriate revisions made by the applicant.
TEMPORARY BUILDING PERMIT MORATORIUM
It is the understanding of Planning Staff that the site plan improvements are exempted from the temporary building permit moratorium as indicated in the Staff Memo for Ordinance No. 7853 (City Commission meeting of January 24, 2005). The proposed improvements to the McDonald’s Restaurant were anticipated as part of the original discussions on the temporary building permit moratorium, prior to the previous Ordinance No. 7803.
D. Findings
Per Section 19A-5, staff needs to find that the following conditions have been met:
(1) That the proposed use is a permitted use in the district in which the property is located;
The C-5 (Limited Commercial) District permits eating establishments subject to an approved site plan.
(2) That the proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses;
Section 20-1209 allows required parking for a use to be provided on property, under the same ownership that is within 300 feet of the site. McDonald’s Administrative Office Building is located immediately to the west of the McDonald’s Restaurant. Employees from the restaurant park in this adjacent lot, and signage is in place stating that the parking lot is available for McDonald’s Customers. The site plan for the adjacent McDonalds Office Building approved in 2001 [SP-02-12-01] indicated a parking requirement of 14 spaces for the office building use and provided parking of 28 parking spaces plus 2 ADA accessible parking spaces. The additional 2 off-site parking spaces for McDonald’s Restaurant are more than covered with the 14 surplus parking spaces on McDonald’s adjacent office building lot.
The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses.
(3) That the vehicular ingress and egress to and from the site and circulation within the site provides for safe, efficient and convenient movement of traffic not only within the site but on adjacent roadways as well;
The vehicular ingress and egress to and from the site provides for safe, efficient and convenient movement of traffic. A second drive thru lane will assist in expediting service to the customer, and will therefore diminish the time and length of vehicles waiting in line.
(4) That the site plan provides for the safe movement of pedestrians within the site;
The sidewalk along W. 6th Street will be removed and replaced with a 6’ wide sidewalk to meet current City Standards for sidewalks along an arterial. The applicant is installing the new sidewalks in front of both the McDonald’s Restaurant and the adjacent McDonald’s administrative office building to the west.
(5) That there is a sufficient mixture of grass, trees, and shrubs within the interior and perimeter (including public right-of-way) of site so that the proposed development will be in harmony with adjacent land uses and will provide a pleasing appearance to the public. Any part of the site plan area not used for buildings, structures, parking, or accessways shall be landscaped with a mixture of grass, trees and shrubs;
There is a sufficient mixture of landscaping provided that exceeds the minimum landscaping requirements. McDonald’s Restaurant should be recognized for their careful maintenance and attention to landscaping that they have provided at the Lawrence McDonald Restaurant’s over the years.
(6) That all outdoor trash storage areas are screened.
The site contains an existing screened trash storage area.