HomeMy WebLinkAbout#5 - Site plan McDonald's
Memo
To:Planning Commission Members
From: Justin Fortney, Associate Planner
Date: July 13, 2009
SubjectSite Plan
: – Rebuild existing McDonald’s - #2009-19 – 1340 S Frontage
Road
REQUEST
McDonald’s Corporation is proposing to demolish the existing corporate owned
restaurant and parking lot and rebuild them this fall.
BACKGROUND INFORMATION
Comprehensive Plan Classification
The 2020 Comprehensive Plan designates the property as C, Commercial. The proposed
use is consistent with the plan.
Zoning Classification
The subject property is zoned C-4, Community Regional commerce, which allows for
restaurants.
Adjacent Zoning and Land Use
The property is surrounded by commercial zoning (C-4) and commercial uses.
Existing Condition
The site is one acre and developed with a McDonald’s restaurant that was built in 1976.
Proposed Improvements
The site will be demolished and rebuilt with the same use and a similar layout.
SITE PLAN REVIEW
Proposed Building Setbacks
Setbacks in the C-4 district are not specified. As the building is situated in the middle of the
parcel, Zoning Setbacks are acceptable.
Vehicular Access and Circulation
Access to the area will remain the same as its current configuration with a separate
entrance and exit on South Frontage Road. The parking lot will also have a similar counter
clockwise circulation as existing but for two ordering lanes in the drive through. Staff
believes access and circulation are acceptable.
Pedestrian Access and Circulation
Pedestrian access and circulation is acceptable.
Parking
Parking requirements for restaurants may be based on one of two methods: square footage
or number of seats. Staff has used the number of seat method for restaurants because it
seems to be the most accurate for the use.
RequirementSpaces Required
1 per 60 SqFt (4,600) 77 spaces
Or
1 per 3 seats (110) 37 Spaces
The applicant is proposing 52 spaces. The ordinance states that “the maximum number of
parking stalls shall not exceed 20% of the minimum required unless the City Council grants
an exception”. Thus, 45 spaces are the maximum allowed without approval by the city
Council. This may be accomplished by proofing the northern spaces on the site plan and
only building them later when and if they are necessary.
Landscaping
The ordinance requires 23 trees (Requirements- 1 tree per 4,000 SqFt of impervious
groundcover, 1 tree per 50’ of perimeter, and 1 shrub per 40’ of perimeter). Only 8 trees
are being proposed. Staff recommends allowing the 6 adjacent trees from Pizza Hut to
count as well as receive a credit of 4 trees for the extra shrubs they are proposing.
However, there would still be a deficiency of 5 trees. Areas where additional trees could
be added include the SW corner and along the northern border.
Identification of trees to be preserved must include the critical root zone of trees on they
property and trees in close proximity on adjoining property. This must be shown on the
Grading, Drainage, and Erosion Control Plan.
Architectural Elevations
The building is required to have façades composed of at least 75 percent of Class 1 or
Class 2 materials, with Class 1 materials comprising at least 25 percent of the total.
The primary exterior materials on all sides are E.I.F.S. (exterior insulation finish system)
class 2)) and glass windows (class 1). There is also a material labeled as facebrick, which
would also be considered class 1 if it is actually brick or comparable.
If the facebrick is brick or comparable, the propose elevations meet the requirements.
Grading, Drainage, Erosion Control, and Utility Plan
Approval of the Site Plan is subject to approval of the Grading, Drainage, Erosion Control
and Utility Plans by the Public Works Director and the City’s consultant engineer. Please
see attached Engineer Review for further information.
RECOMMENDATION
The City staff of Hastings recommends the following changes and conditions:
1) Conformance with the Planning Commission Staff Report and plans dated July
13, 2009.
2) Approval is subject to a one-year sunset clause; if a building permit is not
obtained within one year of City Council approval, the approval is null and void.
3) Show the trees to be preserved and identify the critical root zone of trees on
property and trees in close proximity on adjoining property on the Grading,
Drainage, and Erosion Control Plan.
4)Add five additional trees to the landscaping plan.
5)Show that the proposed facebrick is brick or comparable.
6) Reduce the number of parking spaces to 45 or receive an exceptionfrom City
Council possibly by proofing the additional spaces.
The Engineering & Public Works Departments oppose any impact to South Frontage
7)
Rd for utility work as the road is relatively new and was just seal coated two weeks
ago. The existing service lines should first be inspected to determine if replacement
is necessary.
Conformance with engineering’s comments dated 7-7-2009.
8)
ATTATCHMENTS
• Location Map/ Aerial Photograph
• Exterior Rendering and Elevation Plans
• Site Plans