CCP 09-24-2001 - Laserfiche WebLink

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Case #01-24, TJ. Food Ventures (Perkins) September 17,2001 Page 2 . Aside from the area of the addition itself, the site will loss of five parking spaces directly caused by the addition, a new enclosed trash area on the Motel boundary, and the new landscaping directly adjacent to the addition, no changes other than restriping and the parking are proposed, see Sheet L-l Landscape Site Plan. Changes to the interior of the structure will increase the seating capacity from 160 seats to 178 seats. Backl!round This has been the site of a restaurant since the mid 1970's. In 1987, as Planning Case #87-22, it was converted to a Perkins Restaurant. The site is zoned B-4, the Retail Center District, and restaurants are a permitted use in that district. The site is surrounded on three of its four sides by roadways, and on the fourth by the adjacent Super 8 Motel, its parking, and the undeveloped area of the Super 8 site extending to 1-694. Analvsis I. Parking. As a result of the addition and resrriping the lot, the number of spaces will be reduced from 97 spaces to 90 spaces. Section 6 F of the Zoning Code requires one parking space be provided for every two seats in the restaurant. The 90 spaces will support 180 seats, two seats more than proposed on the Floor Plan, Sheet 2. . 2. Site Ratios. This 67,000 sfparcel would support a maximum of 16,750 sf of building coverage permitted by the 25% maximum in the B-4. The area of the building and the addition, 5,496 sf, are well within this limit as well as the 0.3 FAR permitted in the B-4. Staff is not so certain the site presently provides the required 25% landscaped area or the 27,000 sf of parking, aisle and maneuvering area that is required by the 300 sf per space standard in the Code. Additions or other significant changes to developed, functioning sites raise difficult questions of whether or how strictly present standards which are not, and in some cases cannot, be met should be applied. In this case there is no change in the use. The primary ratios, bulk and parking are met. The site is functioning for its restaurant use. The site, while bounded on three sides by roadways is not a very public place. The change in grade up to Lexington, the narrow frontage on Red Fox Rd., and the elevation of the off ramp from 1-694 to Lexington all hide the site from public view. Except for the addition of the trash enclosure, no changes to the facade or the site on the Motel side are proposed. Compliance with present standards, if possible given the constraints of the site, would bring a landscape plan, more and more formal landscaping, and landscaped islands in the parking area. 3. Exterior. The proposed facelift will be a very apparent investment in the site and adds interest and vitality to the exterior of the building. It continues the use of earth tone .