7B, McDonald's Master and Final Planned Unit Development

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Conneliy Avenue. The drive-thru capacity wauid be expazaded with a dou�ie c�rive-thru that would wrap around ihe north and west sides of the building. Additional Iandscaping vvould be installed as part of the redevelop:nnent. A detached garbage enclosure would be located in the far north�vest corner o� the property. Loading doors would be located on the east side of th� building facing Connelly Avenue. The applicants have submitt�d a project narz�ative describing their request, and a plan set detailing the proposed site pian (Attachment D). 2. Planned Unit Development (PUD} Process: The PUD process is a tool that provides additional flexibility for derrelopments that an underlying zoning district �vould not otherwise allow. For example, a PUD naay al�er the setbacks, lot coverage, density, parking requirements, building height, Iara.dscaping requirements, etc. The flexibility from the minimum requirements in the underlying district may reduce a specific requirement, or it may increase it. The int�nt is to provide flexibility to a project in exchange far impxovements or amenities that a City could not otherwise require. With any developrrzent, the conditions imposed an the project must hav� a rational basis related to the impacts of the development. The PUD process is an alternative to the variance process and requires distinct findings separate from ihe undue hardship criteria in. State Statutes. The process is rneant to create a better developmeni than th� strict adherence to ihe standard regulations might otherwise allow. While each PUD process is unique, it is a common pracess nsed by many cities. The PUD process cannot be used to permit uses that r�vouid not otherwise be permitted in the underlying zone. 3. PUD FlexibiIity McDonald's is seeking flexibiliry on a number of itez�s within the Zoning Code. The flexibility requests are outlined in detail in the January 5, 201 l, repart to the Planning Commission (Attachmeni C). A summary of t17e flexibility requested is as �ollows: • Planting Islands — Deficit of 167 square feet. Additional perennial and shrubbery plantings are provided eisewhere an the site, in excess of 2,175 square feet from minirn.um Code requirernents. • Building Design — Code requires at Ieast 50 percent of the building be constructed to the front setback line of 20 feet. The building would be setback 48 feet from the front property line. • Comrnercial Fa�ade Transparency — At Ieast 50 perceni of the sides of the building facing sireet are required to be tratlsparent glass. The sauth fa�ade would have 48 percent transparent glass, while the east fa�ade would have 18 percent. City of�4rden Hilds City Council Meeting for November 29. 2010 C: IDOCUME IIME,4GAN 1.BEElLOC,4LS 11Temp1ELF201 ]0225_101339102-28-11 - CC Memo - McDonalds.doc Page 2 of 5