#16 ) FDP THE HABIT BURGER GRILL FINAL DEVELOPMENT PLAN

Transcription

1 STAFF REPORT #16 ) FDP THE HABIT BURGER GRILL FINAL DEVELOPMENT PLAN To: Planning Commission Meeting date: February 8, 2017 Item: FDP Prepared by: Johanna Murphy GENERAL INFORMATION: Applicant: Owner: Requested action: Purpose: Location: Ohana Legacy, LLC TML Mendenhall LP Approval of a final development plan For a 2,885 square commercial foot-fast food restaurant with a drive-thru 1950 East Craig Road Parcel Number(s): Lot area: Comprehensive Plan: Existing land use and zoning: Surrounding land use and zoning: 1.0 ± acres Community Commercial Undeveloped; Commercial component of a PUD, Planned Unit Development District North: Single Family Homes and Multi-Family Residential; PUD, Planned Unit Development District East: Undeveloped commercial component of a PUD and Fast Food Restaurant; PUD, Planned Unit Development District South: Industrial; M-2, General Industrial District West: Undeveloped; PUD, Planned Unit Development District

2 BACKGROUND INFORMATION: The applicant is requesting Planning Commission consideration for a final development plan for a 2,885 square foot commercial building. The proposed commercial building will have a fast food restaurant with drive through facilities. The proposed building will be located directly west of an approved 6,500 square foot commercial building (FDP-04-16) and the existing Raising Cane s restaurant. The subject site is part of an overall larger PUD, Planned Unit Development that consists of single-family, multi-family, and commercial. The boundaries of the PUD extend from Craig Road to Lone Mountain Road, and from Donna Street to Lawrence Street. The PUD was originally approved by the City Council on May 16, 1990, via Resolution of Intent 1518, and the Resolution of Intent was extended approximately three times. The subject site and surrounding area was later permanently rezoned to the PUD, Planned Unit Development District by the City Council on August 6, 1997, by Ordinance While Ordinance 1226 does not contain any conditions of approval, the Resolution of Intent (1518) stated that the precise use and development of the two commercial sites adjacent to Craig Road shall be determined as part of the final development plan process. Reviewing preliminary development plans submitted with the original request for zoning, it appears the original intent was to use either the C-2, General Commercial or C-3, General Service Commercial District uses and standards as general guidelines for the commercial sites next to Craig Road. As the C-3 District is now considered an obsolete district, the C-2 District uses and standards, in general appear to be the most appropriate district to use as a guide in the development of the commercial sites. This would also be consistent with the current land use designation of Community Commercial. According to the site plan, the proposed building is setback 80 feet from the back of sidewalk (property line) next to Craig Road. This setback is approximately 30 feet less than the setback used by Raising Cane s and the building approved as part of another final development plan for this Planned Unit Development (FDP-04-16). Approximately 58 parking spaces are provided for the building where approximately 32 parking spaces are required. Access to the site is from an existing curb cut located on Craig Road. A conceptual landscape plan was included and shows an area at the front of the building on the plan that if used a patio area for the restaurant would satisfy the open space plaza requirement. Landscaping is proposed next to Craig Road, along the new access road in the rear, within the parking lot, and surrounding the building part of the building. The tree and plant species and spacing do not match the approved landscaping for the adjacent building. The building elevation shows the exterior building materials to consist of predominately stucco painted in two (2) different colors with three (3) accent colors. The main building color is Natural Choice (light grey) with a band of Homburg Gray (darker grey) at the

3 bottom of the building. Accent colors include Cut the Mustard (gold tone), Burgundy and Leather Bound (brown). According to the notes on the building elevations, the building exterior stucco covered cmu block with a band of split face cmu block at the base of the building. The Canopy over the drive-thru window is burgundy which matches one of the accent colors used. The roof is flat with a parapet. The proposed height is 24 feet to the top of the parapet. DEPARTMENT COMMENTS: Public Works Department: Fire Department: Police Department: Please see the attached memorandum. Please see attached memorandum. Please see attached memorandum. ANALYSIS: The subject site has been designated as commercial since the original creation of the PUD, Planning Unit Development District in While specific uses were never mentioned in the conditions of approval, the proposed commercial building with a fast food restaurant is appropriate as it is located on Craig Road, a major arterial. The proposed use is a permitted use within the C-2, General Commercial District and is appropriate for this location. In general, the building meets the Commercial Design Standards, the building is stucco exterior with columns and color accents. All other buildings within this PUD, both existing and approved, have a stacked stone accent (wainscot or columns) therefore the proposed split-face cmu band at the base of the building should be changed to a stacked stone wainscot to match the existing and approved buildings for this PUD. This change is considered minor and can be reviewed as part of the building permit process. The proposed location of the building with the 80 setback disrupts the line of development. As a result the drive aisle along the front of the building does not follow the same alignment as the existing and approved drive aisle in the remainder of the commercial component of the PUD. Therefore, the building, plaza area and drive aisle should be shifted to the north to provide better internal traffic flow. The western driveway should be modified to provide approximately 50 feet of queuing space (similar to the driveway to the east of the site). The applicant has submitted a conceptual landscape plan for the subject site. The conceptual plan has not specified the same trees and shrubs that have been approved for the adjacent building. This site and the adjacent building share the planter areas along Craig Road and the access road on the northern end of the property. Therefore the landscaping in the shared planter areas should match the other planter areas which includes a hedge of Green Cloud Texas Rangers along the parking stalls that face Craig

4 Road and planting Desert Museum Palo Verde multi-trunks trees adjacent to the entry drive. Foundation landscaping is required along the south and east sides of the building where the customer entrances are located. These changes to the landscape plan would be considered minor amendments and can be reviewed as part of the building permit process.. Normally, perimeter sidewalks are required to be centered within the perimeter landscaping. However, as the sidewalk already exists along Craig Road, staff has no objections to the sidewalk remaining in its current place. RECOMMENDATION: The Community Development and Compliance Department recommends that FDP be approved subject to the following conditions: Planning and Zoning: 1. That, unless expressly authorized through a variance, waiver or another approved method, this development shall comply with all applicable codes and ordinances. 2. The building shall comply with the Commercial Design Standards, including, but not limited to: Onsite landscaping materials shall coordinate with landscaping plans used throughout the commercial component of the PUD; the split faced concrete block shall be replaced with a stack stone wainscoting to match approved buildings on site. Public Works: 3. Approval of a drainage study is required prior to submittal of the civil improvement plans. 4. All known geologic hazards shall be shown on the site plan and the civil improvement plans. Subsequent identification of additional hazards may substantially alter the original site plan. 5. All Nevada Power Company easements, appurtenances, lines and poles must be shown and shall be located entirely within the perimeter landscape area of this development. Distribution lines, existing or proposed, shall be placed underground, if impacted by the development of the site. 6. Approval of a traffic study is required prior to submittal of the civil improvement plans. Please contact Traffic Engineering at to request a scope.

5 7. The site plan must be revised so that the east-west drive aisle aligns with the approved drive aisle serving the dental office building development and the Raising Canes restaurant to the east, as this will satisfy the driveway throat depth required per Clark County Area Uniform Standard Drawing number ATTACHMENTS: Public Works Memorandum Fire Prevention Memorandum Police Memorandum Letter of Intent Site Plan Landscaping Plan Building Elevations Clark County Assessors Map Location and Zoning Map

6

7

8

9

10

11

12

13

14

15