To: Mark Hafner, City Manager
From: Katasha Smithers, Planner II
Subject:
Title
Consider a resolution approving a Detailed Site Plan for the retail building that includes Black Rock Coffee, as part of the Center Stage Planned Development on approximately 1.18-acres of property, legally described as Lot 1, Block A of Center Stage Addition, located at the southeast corner of the intersection of Ridge Point Parkway and North Main Street, zoned Planned Development - Commercial (PD-C), and addressed as 1600 North Main Street. Realty Capital Management, LLC, owner/applicant/developer. Middleton and Associates, engineer/architect. (SP-22-0040)
Action Requested:
Consider a resolution approving the Black Rock Coffee Detailed Site Plan for the Center Stage Planned Development.
Background:
City Council approved the Center Stage Planned Development in January 2020. Located on 38 acres on North Main Street, plans for Center Stage include a mixture of uses with pedestrian connectivity throughout the development.
City Council approved a Specific Use Permit (SUP) to install a drive-thru as part of a 2,077 square-foot coffee shop in September 2022. The business, Black Rock Coffee, intends to occupy the northern-most space in the 5,730 square-foot multi-tenant building.
Because Center Stage is a Planned Development (PD), each project phase site plan is reviewed directly by City Council for approval without first going to the Planning and Zoning Commission as long as it “conforms substantially” to the concept plan approved by City Council as part of the PD. Specifically, Section 8.04 of UDC states the following:
Changes of detail on the Detailed Site Plan, which differ from the original Concept Plan, but do not alter the basic relationship of the proposed development to adjacent property, the uses permitted, or increase the density, building height or coverage of the site, the off-street parking ratio or reduce the yards provided at the boundary of the site, or does not significantly alter the landscape plans as indicated on the approved Conceptual Plan may be authorized by the City Council.
In addition, the same section of the UDC states that such a “substantially conforming” detailed site plan does not require a public hearing.
Site Layout:
The site conforms to the Center Stage PD by enhancing the US 377 corridor that includes a mixture of uses with a pedestrian-oriented network to connect living, working, and entertainment uses.
The Applicant proposes to construct a 5,730 square-foot multi-tenant building with a total of 34 parking spaces (32 spaces and 2 accessible spaces). Black Rock Coffee will have approximately 31 indoor seats and two to three tables within the outdoor patio area. The location of the drive-thru on the north end of the building provides safer pedestrian access to the south of the tenant space and easy access for vehicular traffic to the site. This multi-tenant building also was generally located in this proposed area on the City Council-approved PD’s Concept Plan.
Architecture: MEETS
The building materials and design will be complementary to the design of the adjacent retail buildings at Center Stage.
The Applicant proposes to meet the masonry requirements of 80% per the Planned Development.
Landscaping: MEETS
The proposed Site Plan meets the UDC landscape requirements within the buffers and parking lot. The Applicant proposes to place 5-foot planter boxes in front of the building and 3-foot planter boxes at the rear of the building.
Pedestrian connections: MEETS
Because of the pedestrian nature of the Center Stage Development, the Applicant is constructing inner pedestrian connections throughout the subject site and connecting the retail/coffee shop to the remaining Center Stage development to the south.
Parking: EXCEEDS
Per the PD, a minimum of 28 parking spaces are required. The Applicant proposes 32 regular parking spaces and two accessible spaces (34 total), exceeding the parking requirement set by the PD.
Citizen Input:
A Detailed Site Plan application that substantially meets the PD’s Concept Plan does not require a public hearing, so no public hearing notifications were sent out to the surrounding property owners for this request. The public will have an opportunity to speak on this agenda item during “Persons To Be Heard.”
City Council Action:
The City Council has the following options when considering a Detailed Site Plan:
§ Approve as submitted
§ Approve with modified or additional condition(s).
§ Table the agenda item to a specific date with clarification of intent and purpose.
§ Deny.
Supporting Documents:
§ Maps
§ Exhibit A - Site Plan