SITE PLAN REVIEW
SP-03-25-05: A site plan for removal and replacement of 2,197 S.F. Taco Bell Restaurant located at 1220 W. 6th Street with a new 3,166 S.F. Taco Bell Restaurant. Submitted by Landplan Engineering for Rubal Land Co. L.L.C. (Camolaur, Inc.) property owner of record.
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Current Zoning and Land Use: |
C-5 (Limited Commercial) District; Existing Taco Bell Restaurant.
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Surrounding Zoning and Land Use: |
O-1 (Office) District to the north and east; Existing Medical Office Building and parking lot. C-5 (Limited Commercial) District to the west and south; Existing car wash to the west, commercial retail across W. 6th Street to the south.
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Site Summary:
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Legal Description: Property Area: |
Lot 2, Block 1, Lawrence Medical Plaza Addition 37,091 S.F. |
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Existing Building: |
2,197 S.F. to be demolished |
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New Building:
Use Group:
Parking Group: |
3,166 S.F.
Use Group 13: Eating establishment with drive-thru service.
Parking Group 26: 1 space for each 100 square feet of floor area or 1/3rd of occupancy load, based on building code. 96 person total occupancy/3 = 32 parking spaces required. |
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Off-Street Parking Provided: |
32 Off-Street Parking Provided, including 2 ADA accessible spaces. |
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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 the following revisions to the site plan: a. Correct the maximum occupancy level to 96 persons. |
C. STAFF REVIEW
The applicant is proposing to removed the current 2,197 S.F. Taco Bell Restaurant at 1220 W. 6th Street and replace it with a 3,166 S.F. new Taco Bell Restaurant building.
The property was within a building permit moratorium area that ended on April 25, 2005.
The site plan has been reviewed by staff and appropriate revisions made by the applicant or appropriate condition applied.
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 property is zoned C-5 (Limited Commercial) District. The C-5 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;
The proposed arrangement of buildings, off-street parking, access, lighting, landscaping and drainage is compatible with adjacent land uses. A condition is required to correct the occupancy level to 96 persons as discussed and agreed to by the applicant’s agent. 96 occupancy/3 = minimum 32 required parking spaces provided in the site plan.
The total impervious surface area is decreasing. An acceptable photometric plan for the parking lot lights has been provided.
Site Calculations
Existing Building: 2,197 Square Feet Proposed Building: 3,166 Square Feet
Existing Pavement: 23,686 Square Feet Proposed Pavement 22,406 Square Feet
Existing Impervious: 25,883 Square Feet Proposed Impervious: 25,572 Square Feet
Existing Pervious: 11,208 Square Feet Proposed Pervious: 11,519 Square Feet
Property Area: 37,091 Square Feet Property Area: 37,091 Square Feet
(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;
There is an existing access to the property from W. 6th Street (Highway 40). The driveway access is being moved approximately 60’ to the east.
The applicant will need to obtain a type 5 permit from KDOT, prior to any work within the state highway right-of-way.
(4) That the site plan provides for the safe movement of pedestrians within the site;
The plan shows removing the existing sidewalk and replacing it with a 6’ wide sidewalk along W. 6th Street. A linking sidewalk is provided from the W. 6th Street sidewalk to the main entrance and sidewalks from the parking lot to the building entrances. The site plan provides for the safe movement of pedestrians within the site.
(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 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 the adjacent land uses and will provide a pleasing appearance to the public. Due to lack of maneuvering distance, delivery trucks may need to curb the interior parking planter areas. Concrete pavers are proposed for the north parking lot planter areas, to avoid replacing landscaping due to damage from truck curbing.
(6) That all outdoor trash storage areas are screened.
The project includes a trash enclosure to be screened per City Standards, Section 20-14A04.8(a).