CR 94-193 Concept Review/Wendy's - \ j Y O
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� September 29, 1994 y O P K \ �� Council Report 94-193
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CONCEPT REVIEW/WENDY'S
Proposed Action.
This is a concept review which requires no action. Based on
comments provided by the City Council, the applicant will make
the decision on whether to proceed any further with the proposed
development project.
Overview
The applicant is proposing to construct a building on the R.L.
Johnson, B3 zoned property located at the southeast corner of
County Road 3 and 11th Avenue. The structure would contain two
restaurants: Wendy's and Tim Horton's. Tim Horton's is a fast
food bakery/deli-type facility.
The site plan as proposed would utilize a portion of the City/HRA
owned property just south of County Road 3 for both access and
�arking. The City CouncilJHRA is requested to review the
specifics of the project to determine whether they would support
a sale or lease of the publicly owned property in this area in
`' order to facilitate the development.
The Zoning and Planning Commission reviewed the Concept Plan from
the applicant at their September meeting. Their comments are
included within this report.
Primary Issues to Consider.
o What is the land use designation for the subject site?
o What are the specifics of the proposed project?
o What issues need to be considered by the HRA as relates to
its review?
o What are the Zoning and Planning comments regarding this
project?
o What is the staff recommendation?
Supporting Documents.
o Location map o Site plan
o /Zan'ng & Planning 1993 survey results
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a es D. K rrYga
Director of Pla ing & Economic Development
, HRA94-35
Page 2
Primary Issues to Consider
� o What is the land use desiqnation for the subject site?
The present zoning on the property is B3 General Business.
The Comprehensive Plan identifies the site for a commercial
use. The project as proposed would meet the land use
designation for the subject site.
o What are the specifics of the proposed project?
The applicant is proposing a single structure which would
contain two fast-food restaurant uses: Wendy's and Tim
Horton's. Wendy's would manage and operate both of the
restaurants. There would be a common dining area available
for patrons. In essence the operation would not be
dissimilar to the Arby's/Sabarro on Blake Road.
The project would have two drive-thru windows, one serving
each restaurant. �ff-street parking would surround the
restaurant structure.
The applicant is proposing to utilize the City/HRA property
in this area just south of County Road 3 for the following:
o access from County Road 3;
� o parking;
o placement of a sign.
o What issues need to be considered by the HRA as relates to
its review?
Basically the HRA and City Council need to decide whether
they are interested enough in the subject project to
consider a sale or lease of their property in this area to
help facilitate the project. If there is not a willingness
to provide the public property in some manner, it is
questionable whether the applicant would proceed as they
would be restricted to access only from 11th Avenue.
The subject site has always been considered an important
area for development within the City. It is very prominent
parcel and located at the primary southerly intersection to
the downtown area.
Over the years there has been a substantial amount of
discussion and consideration of projects for this property.
In 1993, the Zoning and Planning Commission and HRA
undertook a survey process to rank uses for this site.
Attached is a copy of that survey. Uses such as
family-oriented restaurants, offices, and banks scored
• fai�ly high. On the other hand, fast-food restaurants were
ranked low. Wendy's was informed of these results but
stated that they still wished to have their project
considered on a conceptual basis.
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� HRA94-35
Page 3
It should be noted that the survey process that was
� undertaken in 1993 was done in order to provide a basis for
consideration of the types of projects to which the HRA/City
Council might be willing to sell/lease the publicly owned
property in this area. Again, this does not preclude a use
which may have ranked lower on the survey but still meets
the zoning ordinance. Such a project could still be built
even if the publicly owned property in this area was not
incorporated into the overall site development.
Any sale/lease of the City/HRA property should be
conditioned upon a project which meets, at a minimum,
certain design standards. These should include the
following:
o brick or high quality exterior material;
o significant amount of perimeter and interior
landscaping.
o Applicant to construct all access device at their
expense.
o What is the staff recommendation?
Staff feels that the publicly-owned property in this area
should only be used in conjunction with a"high quality"
� project. If there is interest in allawing a fast-food
restaurant, it is felt that at the most only one such use
should exist on the site, preferabley on the east side of
the property. The remaining portion of the property should
be utilized for one of the uses that rank fairly high on the
HRA/Z&P survey.
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