04 SPC-2024-0287A - Panda Express CUP; District 2 Staff Report — original pdf

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ZONING AND PLATTING COMMISSION SITE PLAN CONDITIONAL USE PERMIT REVIEW SHEET CASE NUMBER: SPC-2024-0287A ZAP COMMISSION DATE: Dec 3, 2024 1.25 acres Panda Express Restaurant (Limited Use) with Drive-Through Jonathan Bellock McKinney Falls Association LLC 149 Colonial Rd Manchester, CT 06042 Karen Wunsch, AICP Pape-Dawson Engineers 10801 Mopac Expy, Bldg 3, Ste 200 Austin, TX 78759 PROJECT NAME: PROPOSED USE: ADDRESS OF APPLICATION: 7200 Springfield Dr COUNCIL DISTRICT: 2 AREA: APPLICANT: AGENT: CASE MANAGER: Christine Barton-Holmes, CNUa, LEED AP EXISTING ZONING: The site is zoned LR-MU-CO, and is currently undeveloped. Restaurants (Limited Use) with drive-through facilities are conditional in the Neighborhood Commercial/LR District per 25-2-809. PROPOSED DEVELOPMENT: There is no construction proposed with this site plan. The applicant will submit a B/Construction Only site plan if the Conditional Use Permit request is approved. The proposed gross floor area will be 2,746 square feet, under the 3,000 square foot limit for Restaurant (Limited) uses in LR zoning districts. Restaurant (Limited) uses are not permitted to serve alcohol. SUMMARY STAFF RECOMMENDATION: Staff recommends approval of the Conditional Use Permit to allow the limited restaurant use with a drive-through. PREVIOUS PLANNING COMMISSION ACTION: NA christine.barton-holmes@austintexas.gov Telephone: 974-2788 WATERSHED: Marble Creek (Suburban watershed) APPLICABLE WATERSHED ORDINANCE: Current/ Comprehensive watershed ordinance CAPITOL VIEW: NA T.I.A.: Not Required PROPOSED F.A.R.: .05 PROPOSED BLDG. CVRG: 5% PROPOSED IC:65.91% PROJECT INFORMATION 1.25 acres EXIST. ZONING: LR-MU-CO (undeveloped) ALLOWED F.A.R.: .5 MAX. BLDG. COVERAGE: 50% MAX. IMPERVIOUS CVRG.: 80% SUMMARY COMMENTS ON SITE PLAN: Land Use: The applicant is requesting a Conditional Use Permit to build a Restaurant (Limited) with a drive-through facility, which is a conditional use in the LR zoning district. The B site plan will comply with all requirements of the Land Development Code prior to its release. Environmental: The site is in the Marble Creek Suburban watershed. The B plan will comply with all Environmental regulations upon its release. Transportation: As currently designed, access will be off Springfield Drive. The site sits on the southwest corner of E William Cannon Dr and Springfield Dr, and the B plan will comply with all Transportation requirements upon its release. SURROUNDING CONDITIONS: Zoning/ Land use North: E William Cannon Drive East: Springfield Drive, then GR-MU-CO (undeveloped) South: SF-4 (single-family residential) West: SF-4 (single-family residential) Street E William Cannon Springfield Dr NEIGHBORHOOD ORGANIZATIONS: Classification Corridor mobility Local mobility Surfacing 60’ 65’ R.O.W. 125’ 70’ Austin Neighborhoods Council Del Valle Community Coalition Del Valle ISD Friends of Austin Neighborhoods Go Austin Vamos Austin 78744 Homeless Neighborhood Association Onion Creek HOA Save Our Springs Alliance CONDITIONAL USE PERMIT REVIEW AND EVALUATION CRITERIA The following evaluation is included to provide staff position on each point of the conditional use permit criteria. Section 25-5-145 of the Land Development Code states: “The Commission shall determine whether the proposed development or use of a conditional use site plan complies with the requirements of this section. A conditional use site plan must: 1. Comply with the requirements of this title; Staff response: This application complies with the requirements of this title. 2. Comply with the objectives and purposes of the zoning district; Staff response: This application complies with the objectives and purposes of the zoning district. 3. Have building height, bulk, scale, setback, open space, landscaping, drainage, access, traffic circulation, and use that are compatible with the use of an abutting site; Staff response: This application is compatible with the abutting sites. 4. Provide adequate and convenient off-street parking and loading facilities; Staff response: Adequate parking and loading has been provided. 5. Reasonably protect persons and property from erosion, flood, fire, noises, glare, and similar adverse effects; Staff response: The proposed project does not contribute to any of these adverse effects. 6. For conditional use located within the East Austin Overlay district, comply with the goals and objectives of a neighborhood plan adopted by the City Council for the area in which the use is proposed. Staff response: The proposed project is not in the East Austin Overlay district. A Conditional Use Site Plan May Not: 1. More adversely affect an adjoining site than would a permitted use; Staff response: The proposed use would not adversely affect adjacent properties more than a permitted use. 2. Adversely affect the safety or convenience of vehicular or pedestrian circulation, including reasonably anticipated traffic and uses in the area; Staff response: Safety and convenience of vehicular and pedestrian circulation will not be adversely impacted. 3. Adversely affects an adjacent property or traffic control through the location, lighting, or type of signs; Staff response: No signage or lighting is proposed that would affect adjacent properties or traffic control. ORDINANCE REQUIREMENTS LEGAL DESCRIPTION: OWNERS: ENGINEER: PANDA EXPRESS CUP 7200 SPRINGFIELD DRIVE AUSTIN, TEXAS 78744 SHEET INDEX Sheet Description Sheet No. COVER SHEET NON-CONSOLIDATED LAND USE ELEMENT (A PLAN) FINAL PLAT OF SPRINGFIELD COMMERCIAL - WEST (SHEET 1) FINAL PLAT OF SPRINGFIELD COMMERCIAL - WEST (SHEET 2) 01 02 03 04 RELATED CASES: SITE LOCATION MAP CONDITIONAL USE FOR RESTAURANT (LIMITED) USE WITH DRIVE-IN SERVICE LR (NEIGHBORHOOD COMMERCIAL) JULY 25, 2024 P U C S S E R P X E A D N A P 0 0 - 6 0 5 1 5 . O N B O J D P SITE PLAN RELEASE SITE PLAN APPROVAL SHEET -- OF -- FILE NUMBER SPC-2024-0287A APPLICATION DATE APPROVED BY COMMISSION UNDER SECTION OF CHAPTER ---- OF THE CITY OF AUSTIN CODE. EXPIRATION DATE (25-5-81, LDC) CASE MANAGER PROJECT EXPIRATION DATE ORD. #970905-A) DWPZ DDZ Director, Watershed Protection and Development Review RELEASED FOR GENERAL COMPLIANCE: ZONING Rev. 1 Correction 1 Rev. 2 Correction 2 Rev. 3 Correction 3 Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. AUSTIN I SAN ANTONIO I HOUSTON I FORT WORTH I DALLAS 10801 N MOPAC EXPY, BLDG 3, STE 200 I AUSTIN, TX 78759 I 512.454.8711 TEXAS ENGINEERING FIRM #470 I TEXAS SURVEYING FIRM #10028801 01 OF 04 E. WILLIAM CANNON DRIVE STOP E V I R D D L E I F G N I R P S 2 N O I T C E S D L E I F G N I R P S 0 0 8 8 2 0 0 1 # M R I F G N I Y E V R U S S A X E T I 0 7 4 # M R I F G N I R E E N I G N E S A X E T 1 1 7 4.8 5 2.4 1 5 I 9 5 7 8 7 X T TIN, S U A I 0 0 2 E T S 3, G D L B Y, P X E C A P O M N 1 0 8 0 1 ) N A L P A ( T N E M E L E E S U D N A L D E T A D I L O S N O C N O N - P U C S S E R P X E A D N A P . I R D D L E F G N R P S 0 0 2 7 I 4 4 7 8 7 S A X E T , I N T S U A SITE PLAN RELEASE SITE PLAN APPROVAL SHEET -- OF -- FILE NUMBER SPC-2024-0287A APPLICATION DATE APPROVED BY COMMISSION UNDER SECTION OF CHAPTER ---- OF THE CITY OF AUSTIN CODE. EXPIRATION DATE (25-5-81, LDC) CASE MANAGER PROJECT EXPIRATION DATE ORD. #970905-A) DWPZ DDZ CURVE TABLE CURVE # RADIUS DELTA CHORD BEARING CHORD LENGTH 25.00' 465.00' Director, Watershed Protection and Development Review RELEASED FOR GENERAL COMPLIANCE: ZONING Rev. 1 Correction 1 Rev. 2 Correction 2 Rev. 3 Correction 3 Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. 02 OF 04 0 0 8 8 2 0 0 1 # M R I F G N I Y E V R U S S A X E T I 0 7 4 # M R I F G N I R E E N I G N E S A X E T 1 1 7 4.8 5 2.4 1 5 I 9 5 7 8 7 X T TIN, S U A I 0 0 2 E T S 3, G D L B Y, P X E C A P O M N 1 0 8 0 1 ) 1 T E E H S ( T S E W I I - L A C R E M M O C D L E F G N R P S F O T A L P L A N F I I P U C S S E R P X E A D N A P . I R D D L E F G N R P S 0 0 2 7 I 4 4 7 8 7 S A X E T , I N T S U A SITE PLAN RELEASE SITE PLAN APPROVAL SHEET -- OF -- FILE NUMBER SPC-2024-0287A APPLICATION DATE APPROVED BY COMMISSION UNDER SECTION OF CHAPTER ---- OF THE CITY OF AUSTIN CODE. EXPIRATION DATE (25-5-81, LDC) CASE MANAGER PROJECT EXPIRATION DATE ORD. #970905-A) DWPZ DDZ Director, Watershed Protection and Development Review RELEASED FOR GENERAL COMPLIANCE: ZONING Rev. 1 Correction 1 Rev. 2 Correction 2 Rev. 3 Correction 3 Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. 03 OF 04 0 0 8 8 2 0 0 1 # M R I F G N I Y E V R U S S A X E T I 0 7 4 # M R I F G N I R E E N I G N E S A X E T 1 1 7 4.8 5 2.4 1 5 I 9 5 7 8 7 X T TIN, S U A I 0 0 2 E T S 3, G D L B Y, P X E C A P O M N 1 0 8 0 1 ) 2 T E E H S ( T S E W I I - L A C R E M M O C D L E F G N R P S F O T A L P L A N F I I P U C S S E R P X E A D N A P . I R D D L E F G N R P S 0 0 2 7 I 4 4 7 8 7 S A X E T , I N T S U A SITE PLAN RELEASE SITE PLAN APPROVAL SHEET -- OF -- FILE NUMBER SPC-2024-0287A APPLICATION DATE APPROVED BY COMMISSION UNDER SECTION OF CHAPTER ---- OF THE CITY OF AUSTIN CODE. EXPIRATION DATE (25-5-81, LDC) CASE MANAGER PROJECT EXPIRATION DATE ORD. #970905-A) DWPZ DDZ Director, Watershed Protection and Development Review RELEASED FOR GENERAL COMPLIANCE: ZONING Rev. 1 Correction 1 Rev. 2 Correction 2 Rev. 3 Correction 3 Final plat must be recorded by the Project Expiration Date, if applicable. Subsequent Site Plans Plans which do not comply with the Code current at the time of filing, and all required Building Permits and/or a notice of construction (if a building permit is not required), must also be approved prior to the Project Expiration Date. 04 OF 04  SUMMARY LETTER TO: FROM: cc: SUBJECT: DATE: July 15, 2024 Director of Development Services City of Austin Karen Wunsch, AICP Pape-Dawson Engineers Kyle Swisher, Project Coordinator Heights Venture Architects Letter of Intent for CUP (Conditional Use Permit) for Restaurant (Limited) with Drive-in Service within a LR (Neighborhood Commercial) District at 7200 Springfield Drive PROJECT NO.: 51506-00 Included for your review is Land Use Commission Site Plan Application Non-Consolidated Land Use Element (A Plan) and support materials as required for consideration of a CUP for a proposed restaurant offering drive-in services within a LR (Neighborhood Commercial) District. Per Section 25-2-809(A) of the Land Development Code, a CUP is required for a Restaurant (Limited) use that has drive-in service within a LR District. The proposed Panda Express restaurant at this location includes drive-in services. The subject property is located at the southwest corner of E. William Cannon Drive and Springfield Drive, further known as Lot 33, Block N of Springfield West Commercial subdivision. The site is bounded by William Cannon Drive to the north, and Springfield Drive to the east. To the south and west is the Springfield Section 2 residential subdivision, which includes single-family residential lots and an open space lot for pedestrian access adjacent to the subject property. Across Springfield Drive are proposed medical offices and fast-food establishments at various stages of the development process. This application represents the Land Use Element of a Non-Consolidated Site Plan. Submittal of the Construction Element application will occur closer to approval of the CUP request. Careful consideration was given to the proposed site layout to minimize any potential impact of the proposed restaurant on the surrounding community. The building, drive-in service lane, and dumpster are oriented on the opposite side of the lot from the adjacent residential units. This site may qualify for RSMP (Regional Stormwater Management Program), but if onsite detention is required the pond is proposed near the western property boundary. No variances or waivers to the Land Development Code are proposed. Specifically, all minimum setbacks and screening and landscaping requirements related to single-family residential compatibility standards will be satisfied with the Construction Element of the Non- Consolidated Site Plan. Thank you for your assistance with this CUP application. If you have any questions or require additional information, please contact me at kwunsch@pape-dawson.com or 512-454-8714, extension 2828.