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HomeMy WebLinkAboutJ.L. WEST (726 S. LEMAY AVE.) - PDP - 39-99 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPLANNED LAND USE THE INTENTION OF THE OWNER IS TO REDEDIGN THE SOUTH END OF PROPERTY TO ACCOMMODATE A RETAIL BUILDING OF APPROXIMATELY 2,500 S.F. THE DRIVE -UP RESTAURANT PORTION OF THE SITE IS TO REMAIN AS IT IS THROUGH THIS PLANNING PROPOSAL. PERMITTED USES THE OFFICE USES ARE PERMITTED IN THE E - EMPLOYMENT ZONING. PERMITTED USE WITH PLANNING COMMISSION APPROVAL STANDARD AND FAST FOOD RESTAURANT. THE OWNER HAS A PENDING LEASE WITH A DOMINO'S PIZZA RESTAURANT. THE RESTAURANT IS TO BE A PICK-UP AND DELIVERY FACILITY. THERE IS NO DINING ROOM. THIS FACT SHEET PRESENTS THE DETAILS OF THE PROJECT AND THE USES INTENDED BY THE APPLICANT. LOCATION SOUTHEAST CORNER OF LEMAY AVE. & RIVERSIDE AVE. ZONING E - EMPLOYMENT EXISTING LAND USES FAST FOOD RESTAURANT WITH A DRIVE-IN PROPERTY WAS DEVELOPED UNDER THE PREVIOUS ZONING AND DEVELOPMENT SYSTEM. THE PROPERTY WAS ZONED C - COMMERCIAL. THE USE WAS AN ALLOWED USE BY RIGHT IN THE FORMER ZONING. HISTORY OFFICE AND FAST FOOD CARE -OUT RESTAURANT. THE PROPERTY WAS ORIGINALLY DEVELOPED AS A FAST FOOD HAMBURGER RESTAURANT. THE USAGE WAS INTENDED TO BE HIGH VOLUME UTILIZING A DOUBLE DRIVE -UP WINDOW DELIVERY SYSTEM. THIS COMPANY BECAME INSOLVENT AND THE PROPERTY WAS FORECLOSED UPON. IT WAS PURCHASED BY THE CURRENT OWN WHO LEASES THE PROPERTY TO THE WOK & ROLL RESTAURANT. THIS RESTAURANT IS OF A MUCH LOWER INTENSITY USE RELYING ON CALL -IN ORDERING. A LOWER VOLUME OF TRAFFIC IS GENERATED. ONLY A SINGLE DRIVE -UP FUNCTION IS USED. UNDER THE APPLICABLE ZONING A GREENHOUSE HAS BEEN ADDED TO PROVIDE SOME INDOOR DIMING. A COVERED FRONT AWNING HAS ALSO BEEN ADDED TO ALLOW FOR COVERED PATIO DINING WHICH IS IMPORTANT IN THE SUMMER. PATIO DINING WAS ALLOWED AND PROVIDED FOR ON SITE DINING AT THE TIME OF THE ORIGINAL RESTAURANT CONSTRUCTION. CURRENT PROPERTY IS UNDERUTILIZED AS PER DESIGNED VOLUMES. AND FOR THE SIZE OF THE DEVELOPMENT WITH RESPECT TO THE SIZE OF THE PROPERTY, THIS LEAD THE OWNER TO PROPOSE THIS SITE REDESIGN. site and cost of extenting services to the property is at a minimum cost. The project is contiguous to existing urban level development and is within the Urban Growth Area. All urban level utilities are available at the site. LAND USE CODE LANDSCAPING The landscaping design completes the street tree canopy, dramatizes the open spaces, and softens the architectural impact to the build environment. Full stocking of landscaping on the street elevation and at the parking elevation meet or exceed the Standards. The landscape plan meets the Standards set by the Land Use Code for design, materials, and screening. CIRCULATION The design of the Site allows for safe, direct, and continuous circulation for pedestrians to and through the Site. The auto circulation areas are separated, attractively screened, and convenient for the Site users. Bike circulation connects directly with the City bike network. Parking for bikes is accessible and visible. Auto parking volumes on site are below the allowed within the Code for the intended land uses. Accessible parking meets the requirements of the Code. BUILDING The new building is compatible with the mass and scale of the building within a 500 foot radius of the project. in particular the new construction matches the existing in color, texture, and scale. The main orientation of the building faces Lemay with the secondary access being direct and continuous. The building is single story and mechanical units are screened from view from any public space. All entryways are emphasized with entry canopy features. TRANSPORTATIONThe Site from a transportation point of view is an infill site. The Arterial Streets are currently in place. Transfort stops are in place and serving the area and bike and pedestrian circulation systems are completed. Access to the site is limited on Lemay Ave. to right -in and right -out functions due to a median. A deceleration lane is provided on the Riverside Ave. The curb cut on Riverside Ave. is a shared access with the adjacent property which help limit access points to the street. The location of the building allows for fire fighting access. Emergency access is provided into and from the site meeting required turning radii. COWACT URBAN GROWTH The project is an infill project and its intention is to meet the criteria of this major planning criteria. All infra structure is in place at the nature of the two different restaurants, this leaves the space on the south end of the property underutilized. This allows and provides for the project of this proposal of an additional 2,500 S.F. of building. This new building is intended as a mixed use retail / office building. The owner has a contract pending with Domino's Pizza. This would occupy the retail portion of the Project. The Domino's is a walk-in and delivery business. Their is no in-store dining. The two restaurants fit on the site because of the distinct nature of the markets that they are serving. The Wok and Roll is primarily a lunch business with a small diner trade. The Domino's is primarily a diner restaurant and its lunch trade is rather limited. The 1,000 S.F. office use has little impact as to demand for parking and trip generation. These three uses compliment each other in utilizing the property through out the day on a rotation basis. This infill usage of the property meets the intention of the City Plan for Compact Development and uses the property to its potential. TRANSPORTATION The Project meets the intention of the City Plan in regards to transportation as it provides the major criteria. The site adds to the pedestrian pathways in this neighborhood by creating a pleasant environment node along the pathway. This Project infilling to meet Compact Development intentions helps support the existing transit systems currently developed in this area for mass transit, bicycles, pedestrian, as well as autos. COMMUNITY The project is designed to compliment its surrounding and adds positively to the neighborhood. The project continued and enhances the tree -lined boulevard intention of City Plan with its fully stocked landscaping of the property. This project though small in scale contributes to the economic health of the community by adding to the value of the City by increased property value and sales tax revenues. The property with a variety of uses can remain solvent avoiding the troubles of the previous property owners. With the mix of land uses a synergy of its own can be developed to sustain the economy. This paper discuss the means by which the Project meets and strives to obtain the objectives of the City Plan and the Land Use Code. This discussion highlights the Policies that this Project reinforces. CITY PLAN COMMUNITY GOALS The Project promotes the goal of providing for a Compact Urban Land Use by redeveloping a property that is underutilized. By redeveloping this site the existing urban area is upgraded due to better utilization of the land. The property is within a commercial neighborhood consisting of a variety of land uses. The plan works to increase the pedestrian orientation of the area with safe and easily accessible buildings and pleasant urban environments for those who work at this site and for those who visit. The property is at the north end of the Hospital Neighborhood. within this area you will find many land uses oriented to medical related services and personal services to the Laurel Neighborhood to the west. This site and those adjacent are providing those personal services to these areas. These land uses are consistent with the zoning placed on the property. The goal of providing mixed use redevelopment of underutilized properties fits this property perfectly. This site was originally developed as a high volume auto related fast food site. The entire site was dedicated to one land use because for the property to function as intended a substantial portion of the site was dedicated to auto functions. The original use was a discount fast food restaurant utilizing a double drive -up system to serve their clients. After the businesses demise, the property sat vacant for a substantial time. The current owner purchased the property with idea to redevelop the property with additional uses. The existing building is approximately 1,800 S.F. setting on nearly an acre of ground. The first link to accomplishing this goal was to find a restaurant that could utilize the building with a reduced demand for parking and drive -up functions. The Wok and Roll Restaurant fits that criteria. Because of the reduction of the volume and of the