Planning Commission Agenda and Packet 2009 04 16

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Staff finds the use to be compatible with the surrounding established areas, which are commercial uses. The restaurant is part of a larger commercial development which has been in place since 1978. Staff also acknowledges that the outdoor seating will lend additional economic stability for this restaurant as outdoor dining is a desired accommodation for businesses during the summer months. Staff finds this criterion is met. 3. That the use/development is adequate for the internal efficiency of the proposal, considering the functions of residents, recreation, public access, safety and such factors including storm drainage facilities, sewage and water facilities, grades, dust control and such other factors directly related to public health and convenience; Parking has been addressed on the proposed SRU site plan. The proposed use does not eliminate any required off-street parking spaces which are required to service the existing square footage of the restaurant. Staff finds this criterion is met. 4. That external effects of the proposal are controlled, considering compatibility of land use; movement or congestion of traffic; services, including arrangement of signs and lighting devices as to prevent the occurrence of nuisances; landscaping and other similar features to prevent the littering or accumulation of trash, together with other factors deemed to affect public health, welfare, safety and convenience; The proposed SRU will be a benefit as outdoor dining areas encourage pedestrian activity and reinforce additional pedestrian circulation in the existing shopping center. To prevent this use from becoming a nuisance, Staff recommends that the outdoor dining area cease operation at 10 p.m. every night. Staff finds this criterion is met. S. That an adequate amount and proper location of pedestrian walks, malls and landscaped spaces to prevent pedestrian use of vehicular ways and parking spaces and to separate pedestrian walks, malls and public transportation loading places from general vehicular circulation facilities. Existing sidewalks and parking spaces will be adequate to service the proposed use. The outdoor dining area will also provide for adequate pedestrian circulation in to and out of the existing restaurant. Staff finds this criterion has been met. STAFF RECOMMENDATION: Through Staff's review of this application, it was determined that outdoor dining areas encourage pedestrian activity and reinforce the pedestrian scale of any commercial development. This proposed outdoor dining area is planned to be placed at the entrance of the existing restaurant. Located in this area, the dining area will allow for covered outdoor dining. The impacts of this dining area will be minimal as the applicant will not be modifying any of the existing attributes of the building, with the exception of the construction of a 3' wrought iron fence (and gate), to enclose the patio area. The existing lighting, which is located under the covered entryway, will be used as the lighting source for the dining area. 3