31A - 3770 W. MCFADDEN AVE. - Laserfiche WebLink

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Conditional Use Permit No. 2005-21 Variance No. 1995-09 August 8, 2005 Page 2 The Riverview West parcels containing leasable square feet large anchor tenant, feet of retail space site. Parking for tenant, with a total Marketplace lS comprised of five separate legal nine building pads with approximately 135,000 of retail space that was constructed in 1995. A Wal-Mart, occupies an additional 134,000 square on a separate parcel to the east of the proj ect the development site is shared with the anchor of 1,324 parking spaces provided. Project Description The applicant proposes to construct a 1,750 square foot Starbucks drive- through restaurant along Harbor Boulevard between Buildings Hand J and a 4,000 square foot sit-down restaurant pad along McFadden Avenue between Buildings Land K. In conjunction with the new restaurant construction, the applicant is requesting a conditional use permit to allow drive- through window service for the proposed Starbucks restaurant. As required by code, an 80-foot separation between the pick-up window and the order board and another 80-foot separation between the order board and the entrance to the drive-through lane has been provided (Exhibits 3, 4, 5, 6 and 7) . Additionally, the applicant is requesting approval of a variance from Section 41-1341 to allow a reduction in required parking for the two proposed building pads. An amendment to an existing variance approved in 1995 is requested in order allow for an 11 percent (157 parking spaces) reduction, as the original variance allowed for only a seven percent parking reduction. Analysis of the Issues Drive-Through Window Service Drive-through window service lS considered a critical operational component of a quick serve restaurant according to this applicant. The conditional use permit has been reviewed based on the criteria established by the City and has been found to be consistent with the operational standards for drive-through establishments. To avoid impact to the health, safety and general welfare of persons working or residing in the area, numerous mitigation measures have been incorporated into this project. The existing on-site circulation system has been designed to avoid conflicts between vehicles in the parking area and the drive- through lane. Also, the ability for cars to stack onto Harbor Boulevard or McFadden Avenue has been eliminated through the location and design of the proposed stacking lane. 31A-3