Title
Discussion and Possible Action Regarding Moratorium and Staff Recommendations on Restaurants or Food Service Operations Whose Business Model Provides that more than 10% of the Business Activity is Directed at Providing Food Products or Services to Customers in Drive Through Lanes (OA#14-011)
Requested Action
To consider the staff recommendations.
Recommendation
Staff recommends that the Zoning Ordinance be amended to require a Specific Use Permit (SUP) for the subject restaurant and food service operation. The former Zoning Ordinance No. 416 adopted in 1980 also required a SUP for such restaurants and operations. A reinstated SUP requirement will provide a detailed site plan for staff and Council to adequately evaluate impact and compatibility. Staff also recommends the following site plan criteria to help mitigate issues that involve restaurants with drive-through facilities:
1. Two points of access should be provided to aid in traffic circulation.
2. Shared driveway access with adjacent lots should be established wherever feasible.
3. Cross access, across the width of the lot with the necessary easements, should be provided to adjacent lots so drivers need not enter the public street system.
4. The stacking stacking lane should not be parallel to a public street when there is not a building or a row of parking spaces between the stacking lane and the street.
5. The stacking lane should be designed to prevent circulation congestion on site and on adjacent public streets, minimize conflicts between pedestrian and vehicular traffic and should not impede access in or out of parking spaces.
6. The stacking lane for vehicles, waiting for drive-through service, should be clearly delineated from traffic aisles, other stacking lanes and parking areas with striping, curbing, landscaping or alternative paving.
7. The stacking lane should be integrated with the on-site circulation pattern and should not enter or exit directly into a public street.
8. For stacking lane next to a curb, landscaping or property line, a by-pass or exit should be provided to allow vehicles to leave the stacking lane.
9. The stacking lane should accommodate at least 6 stacking spaces before the menu or order board and 4 stacking spaces between the menu or order board and the transaction window.
10. The intersection of stacking lane and walk-in customer access should be clearly delineated with a crosswalk with alternative paving, and/or striping.
11. Each stacking lane should be a minimum of 10 feet in width along straight segments and 12 feet in width along curve segments.
12. The stacking lane, menu or order board and speaker should be a minimum of 100 feet from the property line of residential zoning.
13. When a stacking lane is not screened by the restaurant building, additional screening should be provided by planting shrubs along the entire lot line that is parallel or close to parallel to the stacking lane; shrubs should be planted at 3' on center and be a minimum of 3 feet high at the time of planting.
14. A 20' wide landscaped buffer should be provided along the side lot lines with one tree planted for every 25 linear feet or portion thereof.
15. Exposed machinery, area for storage, service and disposal should be screened from adjacent lots and public streets using the same predominant construction materials on the restaurant building.
16. The design of proposed restaurant buildings and additions should complement, whenever feasible, the roof line, roof pitch, arrangement of openings, color, exterior materials, proportion and scale of existing non-residential buildings in the vicinity.
17. A restaurant with drive-through facilities should not be permitted in the Historic Mansfield TIRZ No. 2 established by Ordinance No. OR-1861-12.
In addition, restaurants with drive-through facilities should comply with the driveway design and spacing requirements and other application requirements in the City of Mansfield Roadway Design Manual. When reviewing and approving a detailed site plan, the City Council may allow modifications and impose conditions of approval or additional restrictions that the Council deems appropriate.
Finally, the current conditions of approval for Specific Use Permit in Section 6100 of the Zoning Ordinance will be taken into consideration:
1. That the SUP will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity;
2. That the establishment of the SUP will not impede the normal and orderly development and improvement of surrounding vacant property;
3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided;
4. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments;
5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration;
6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties;
7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property.
Prepared By
Felix Wong, Director of Planning
817-276-4228