PC 092519 - Laserfiche WebLink

not decrease the LOS and he does not feel this applicant should bear the Chick-Fil-A traffic problem and thinks the Chick-Fil-A should be returned as a CUP item if they do not cooperate. Commissioner Brown said with the existing trade-up zoning, he asked if there was anything that prevents a fast-food restaurant. Mr. Luchini stated restaurants are permitted uses in the C-F district with the exception that if they were to come in with a drive-thru they would require a CUP. Fast-food without a drive-thru would be a permitted use under the current code designation. Commissioner Brown stated the proposed use is part of the PUD and allows for a fast-food restaurant without a drive-thru. He asked which would be equally permitted under the current zoning. Ms. Clark responded that the current zoning allows for restaurants. In the traffic analysis staff looked at the category of fast food as a conservative analysis because it is a high traffic generating use. A restaurant use could be anything from a sit-down white tablecloth restaurant to a McDonald's. Commissioner Brown stated he was testing the null hypothesis, or project site alternatives as pointed out in the agenda report. As a project site alternative, if they chose not to agree to the PUD zoning which specifies and limits certain uses, he understands if it was the equivalent of a Denny's restaurant, there would be the existing trip generation similar to what they used to have. What he is trying to determine is even with this straight-up zoning, the applicant could still have a use generating over 1,000 trips. Mr. Tassano replied that they could through the zoning portion of it and go up to a certain FAR. Where they run into an issue with it is within the City's plan review, where the traffic model only assumes Denny's was ever going to be there, so at build-out there was only a 3,500-square foot restaurant trip generation for Denny's. If the applicant came in and said they would like to go up to their maximum FAR, i.e., 10,000 square feet of whatever use, he would look at that as to whether they generated more traffic than Denny's because that would need approval. Therefore, anytime they went over the numbers generated by Denny's they are required to do a study and obtain approval. It would not be a scenario where they just get 1,000 trips for free. They have the numbers from Denny's so any increase must receive approval from the City. If denied, ultimately it would come before Planning Commission for a significant change. Chair Allen stated this is very helpful information. Commissioner Balch referenced what staff has done with the restaurant in light of the PUD and since the Commission really dove into traffic inquiries, he thinks they have done a great job and he thinks Owens Drive and Johnson Court is going to be a prime location and was very amenable to the plan and design. Chair Allen mentioned that she had concerns surrounding traffic and now that she has a better understanding of the long-term plans, she feels less concerned, especially if the City works with Chick-Fil-A and making sure they fix their problem or they move into some other alternatives. She loves the high-quality design and commended the applicants. She voiced Planning Commission Minutes Page 12 of 19 September 25, 2019 dout 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