Discussion:
Site Information:
Address: 8350 Hansen Avenue
Applicant: Stephanie Schultz
Property Owner: McDonald's USA LLC
Lot Area: 1.31 Acres
Current Zoning: B-1, Highway Business
2040 Comp. Plan: Mixed Use Center
Stephanie Schultz of Tarr Group, representing WMG Development has applied for a PUD Amendment to the Southbridge Crossings East PUD to allow for construction of a 4,200 square-foot freestanding dental office at 8350 Hansen Avenue (see attached location map / plans).
The surrounding uses in the Southbridge Crossings East PUD are Caribou Coffee / Einstein Brothers Bagels, Marcus Theatres, McCoy's Copper Pint and Home Depot. All of the surrounding parcels are zoned B-1, Highway Business. Dental offices are a permitted use in the B-1 district.
This site was platted for the development of a McDonald's restaurant in 2013. McDonald's received a Building Permit approval, but never started construction. The applicant is proposing to use the two existing driveway accesses from the main north-south private drive that were constructed for McDonald's.
The applicant requested concessions to the parking maximums in City Code in their narrative. The City Code for parking maximums actually only apply to sites where at least 30 parking spaces are required. The minimum parking requirement in City Code for a dentist office of this size is 19 parking spaces, so a concession is not required.
The applicant has submitted proposed building elevations with this request. As proposed, the building does not meet the materials standards requirements in City Code. The applicant is proposing Dryvit / Synthetic stucco as a major material. City Code does not permit synthetic stucco below 12' in height because of the ability for the material to be easily damaged. The amount of window coverage on the elevation with the main entrance is slightly below the amount required by City Code, a condition has been added to the draft resolution to meet City Code requirements.
Staff is also recommending a sidewalk connection to the existing sidewalk near the northeast corner of the Caribou Coffee building. Sidewalk connections to different uses are requirement in the PUD ordinance.
Staff recommends approval of the request, with minor changes to the proposed plans.