To: Planning and Zoning Commission
From: Katasha Smithers, Planner II
Subject:
Title
PUBLIC HEARING: Consider a request for a Specific Use Permit (SUP) to allow a drive-thru for Black Rock Coffee to occupy a 2,077 square-foot lease space, within a proposed 5,684 square-foot multi-tenant building, located on the east side of North Main Street, situated at the Ridge Point Parkway and North Main Street intersection, on approximately 1.18 acres, legally described as Lot 1, Block A of the Center Stage Addition, zoned Planned Development - Commercial (PD-C), and addressed at 1600 North Main Street. Jimmy Archie, Reality Capital Management, LLC., Owner/Applicant. (SUP-22-0028)
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.
The Applicant requests a Specific Use Permit (SUP) to install a drive-thru as part of a 2,077 square-foot coffee shop. The business, Black Rock Coffee, intends to occupy the northern-most space in the 5,684 square-foot multi-tenant building to be located at the intersection of Ridge Point Parkway and North Main Street. 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.
Site Design:
The Applicant proposes 32 regular parking spaces and two accessible spaces (34 total). Black Rock Coffee will have 31 indoor seats and approximately two to three tables within the outdoor patio area. See Staff Attachment A.
Elevations:
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. See Staff Attachment A.
Hours of Operation:
Open 7 days per week: 5 a.m. to 9 p.m.
Citizen Input:
On August 11, 2022, the City mailed out nine Letters of Notification for this Public Hearing to all property owners within three-hundred feet (300’) of the subject site. A public hearing notice sign was posted on the site.
The Applicant provided copies of the letters sent to the Marshall Point and Marshall Ridge Homeowners Associations (HOAs) on June 30, 2022. See Staff Attachment B.
As of today, Staff has received no response from the public or the HOAs.
Summary:
Section 8.02 (F)(2) of the UDC states that when considering a SUP request, the Planning and Zoning Commission shall consider the following factors:
1) The use is harmonious and compatible with surrounding existing uses or proposed uses;
2) The activities requested by the applicant are normally associated with the permitted uses in the base district;
3) The nature of the use is reasonable and appropriate in the immediate area;
4) Any negative impact on the surrounding area has been mitigated; and
5) That any additional conditions specified ensure that the intent of the district purposes are being upheld.
Alternatives:
The Planning and Zoning Commission has the following options when considering a Specific Use Permit:
§ Recommend approval as submitted.
§ Recommend approval with modified or additional condition(s).
§ Table the agenda item to a specific date with clarification of intent and purpose.
§ Recommend denial.
City Council Action:
If the Planning and Zoning Commission takes action and makes a recommendation on this agenda item, then this Specific Use Permit application will be scheduled for City Council action on September 20, 2022.
Supporting Documents:
§ Maps
§ Staff Attachment A - Application, narrative, site plan and elevations
§ Staff Attachment B - HOA letters