PC 092519 - Laserfiche WebLink

Ms. Clark stated the C-F zone district allows a variety of uses including retail and restaurant; among which she believed fast food would be a permitted use. Staff would review the zoning and confirm the answer to this question. Commissioner Balch noted then that would beg the question on the agenda report because he thought the reason for the PUD was because they were only adding restaurants and coffee shops. THE PUBLIC HEARING WAS OPENED Applicant Abbas Mash and the applicant's architect, Scott Gibson, gave a presentation and spoke about various requirements from Planning-relating to zoning, traffic, and standards. Mr. Gibson referenced sit-down restaurants as opposed to fast-food restaurants, double- stacking the drive-thru lines to help mitigate traffic queuing, said the project is highly articulated, voiced appreciation from staff, and commented it was interesting to hear about traffic generation questions and ways to mitigate traffic queuing. They are willing to accept everything and move forward with the project and were available to answer any questions to get the project approved. Commissioner Balch referenced traffic and asked if the applicant is comfortable with Condition No. 7 relating to fast-food restaurants. Mr. Gibson responded that is unfortunate that other projects are hindering the proposed project, but said it is not likely they will have issues and commented there are two busy fast-food restaurants nearby, so understands the concern. Commissioner Brown referenced the architectural plan and Suite Al, noting it could be subdivided. He asked if there was anything architecturally from stopping re-orientation of the units. Mr. Gibson agreed that there is flexibility in the proposed design, and this is not a set plan. He wants their tenants to be successful and once they get into the leasing of the spaces, they will discover more, given the tenants could change several times during the life of the building, and the building will be of high quality. THE PUBLIC HEARING WAS CLOSED Commissioner Balch stated the agenda report indicates that the project is using C-C district as the zoning. Mr. Luchini confirmed and explained originally at the work session the applicant was leaning more towards C-F uses, and they are now using the C-C district as the baseline for the proposed uses list. Commissioner Balch referenced page 11 of the agenda report, which states "The C-F and C-C includes such uses as restaurants, personal services, offices, financial institutions, bars and brew pubs, gyms, health clubs, liquor stores and tutoring facilities." He asked and confirmed Planning Commission Minutes Page 10 of 19 September 25, 2019 od category were not here and it was office or retail use, then the number of trips would be more in line with what C-F allows and would be similar to what it was with Denny's. Planning Commission Minutes Page 9 of 19 September 25, 2019 Commissioner Balch, regarding available room for the improvements, Mr. Tassano stated the medians are wide enough, and so as it's acceptable not to have trees in these locations, the design will work. In response to Chair Allen, regarding Level of Service (LOS) with buildout of the improvements, Mr. Tassano stated they are currently at LOS D. One issue is that the eastbound and westbound movements at Hopyard Road and Owens Drive run independently. All westbound traffic moves, then all eastbound traffic moves. They need to separate those movements out so the left turn is activated, which is a heavier movement, and then the through Planning Commission Minutes Page 8 of 19 September 25, 2019 was in full support of the proposed project with Planning Commission Minutes Page 5 of 19 September 25, 2019