HomeMy WebLinkAbout1987 09-24 PCP Planning Commission Information Sheet
Application No. 87020
Applicant: LaCasita Restaurant
Location: 2101 Freeway Boulevard (Chuck Muer's)
Request: Site and Building Plan/Special Use Permit
The applicant requests site and building plan and special use permit approval to
make a solarium addition to the existing Chuck Muer's (to be LaCa.sita) restaurant at
2101 Freeway Boulevard. The land in question is zoned I-1 and is bounded on the
north by Freeway Boulevard, on the east by Shingle Creek Parkway, on the south by an
entrance ramp onto I-94, and on the west by the Shingle Creek greenstrip.
Restaurants are allowed by special use permit in the I-1 zoning district.
The plan calls for a new sidewalk and landscaped area to the east of the new 407 sq.
ft. solarium addition. Three (3) parking stalls would be displaced, bringing total
parking on the site down to 132 spaces. Remodeling of the interior is to result in
no additional seating overall. The proposed seating calls for 238 seats.
Employees are not expected to exceed 26 on the maximum shift. Therefore, the 132
parking spaces meets the requirement of one space per two seats, plus one space per
two employees.
The plans also call for the exterior to be modified by doing away with the Tudor style
wood trim and stuccoing the exterior walls. The dutch hipp treatment on the main
roof will be converted to a standard gable roof line. On the interior, most of the
level changes will be removed so that most of the restaurant will be on a single
level. A fountain is also proposed in the middle of the central dining area.
Altogether, the plans appear to be in order and approval is recommended subject to
the following conditions:
1. Building plans are subject to review and approval by the Building
Official with respect to applicable codes, prior to the issuance
of permits.
2. The addition shall be equipped with an automatic fire
extinguishing system to meet NFPA standards and shall be
connected to a central monitoring device in accordance with
Chapter 5 of the City Ordinances.
3. Plan approval is exclusive of all signery which is subject to
Chapter 34 of the City Ordinances.
4. B612 curb and gutter shall be provided around all parking and
driving areas.
5. A site performance agreement and supporting financial guarantee
(in an amount to be determined by the City Manager) shall be
submitted prior to the issuance of permits.
6. The special use permit is subject to all applicable codes,
ordinances and regulations and any violation thereof shall be
grounds for revocation.
9-24-87
1
1
Planning Commission Information Sheet
Application No. 87021
Applicant: Firestone Car Rental, Inc.
Location: 5445 Xerxes Avenue North
Request: Special Use Permit
The applicant requests special use permit approval to operate a car rental business
at the Firestone Service Center at 5445 Xerxes Avenue North. The property in
question is zoned C2 and is bounded by 55th Avenue North on the north, by Xerxes
Avenue North on the east, by C.O.M.B. on the south, and by Marc's Big Boy across a
private service road on the west. Automobile and truck rental and _leasing is a
special use in the C2 zoning district.
The applicant's representative, Mr. Cal Kuhlman, has submitted a written
explanation of the proposed use (attached) . Mr. Kuhlman states that no more than
one additional employee will be hired to conduct the car rental business and that
most rentals will be made on a delivery basis to customers throughout the metro area.
Through a telecommunication system, the office at the service center at 55th and
Xerxes will be used as a dispatching outlet for the delivery of these cars.
Firestone Car Rental intends to have cars continually on rent and not to have a
substantial number of cars at the service center. Occasionally, customers having
their car serviced at the center or who simply need a rental car, will rent a vehicle
from that location. To respond to the demands, a few cars will be at the location
for rent.
Mr. Kuhlman goes on to state that approximately 5 to 8 vehicles would be stored on the
site at one time. If more cars need to be stored, other lots will found for them.
As to parking requirements, Mr. Kuhlman states that they should be met because the
orginal retail store at the site now only functions as a waiting area for Firestone
Service Center customers. A portion of that space will be used for general office
space. As a result, Mr. Kuhlman concludes, parking spaces formerly devoted to the
retail function, will now meet the needs of the car rental business.
The main zoning issue with this application is parking. There are 12 service bays
at the Firestone Service Center. The Zoning Ordinance requires 3 parking spaces
per service bay plus one for each day shift employee, plus two for service vehicles.
The maximum employee compliment at the site is 10 employees. Therefore, the
parking requirement is 48 spaces (36 + 10 + 2) . There are only 52 parking stalls on
site. Therefore, there is a surplus of 4 parking spaces on the site. The former
retail store within the building is approximately 2,850 sq. ft. and required 26
additional spaces under the retail parking formula. That space is now accessory to
the service center and is no longer used as a retail store, except for tires.
When the service center was originally built, there were 33 parking spaces required
for the retail store, even more than would be required today. In addition, 24
spaces were required for the service bays. Apparently, no spaces were required for
employees. A plan showing 57 parking stalls was approved. However, only 52 were
actually built and some of these are not striped. The former retail portion also
appears to be somewhat smaller than originally planned, part of it being devoted to
storage. There have been no parking problems at the site over the past 20 years.
There is an area east of the building with 4 parallel stalls which the applicant
proposes to sign and use this area to store rental cars, some in tandem. Since the
service center has a surplus of four parking stalls, the use of this area does not
9-24-87 _1_
Application No. 87021 continued
encroach on required parking so long as the former retail store remains accessory to
the service center displaying only tires, batteries, and accessories installed in
the service center and is used as a waiting area.
Regarding the other standards for a special use permit, there appears to be no
conflict posed by the proposed car rental business. There should be no threat to
public health, safety, morals or comfort, nor should there be any injury to the use
and enjoyment of other property in the vicinity. All neighboring property is
already developed; therefore, the use will not impede normal and orderly
development of adjacent land.
Staff believe the special use permit can be issued, but subject to at least the
following conditions:
1. The owner of the property shall agree in writing that the former
retail area within the building may be used for the display of
tires, batteries and accessories only and shall not resume its
use as a retail store for appliances and equipment as long as the
car rental business is in operation at the premises.
2. The special use permit is subject to all applicable codes,
ordinances, and regulations and any violation thereof shall be
grounds for revocation.
3. The area for rental car storage shall be limited to the front of
the former retail store and shall be signed for rental car
storage.
9-24-87 -2-