CITY OF NORTH LAUDERDALE

COMMUNITY DEVELOPMENT DEPARTMENT

 

TO:                             Mayor and City Commission

 

FROM:                       Richard D. Sala, City Manager

 

BY:                              Tammy L. Reed-Holguin, Community Development Director

 

DATE:                        February 12, 2008

 

SUBJECT:                 SPR 07-02-Pollo Tropical

8096 West McNab Road

 

Preliminary site plan approval to construct a fast food restaurant in a Community Business (B-2) Zoning District.

 

APPLICANT:             Pollo Operations, Inc.

 

On January 30, 2007, Pollo Tropical presented a site plan to the City Commission for approval with associated variances to build a restaurant on the outparcel of Shoppes of McNab.  The City Commission after thorough consideration voted 4-1 to disapprove the request for variances therefore, the site plan could not be considered at that time. 

 

The applicant is back before the Commission tonight with a revised site plan in which they are proposing to construct a 3,438.27 square foot building to house Pollo Tropical on an outparcel of the current Shoppes of McNab shopping center located at 8096 West McNab Road.  The hours of operation for Pollo Tropical will be approximately 10:30 a.m. until 12:00 p.m. (midnight) seven days a week. The proposed site plan is attached and made a part of this report.  

 

The project is located in the City’s McNab Road Commercial Redevelopment Overlay District, which has been identified as a major entryway to the City.  Design elements for this corridor include, but are not limited to, attraction and retention of viable and desirable businesses, pleasing architectural features and landscaping consistent with the overall design of the district to enhance the development and the inclusion of design elements that create a pedestrian friendly center.  As stated previously, there is an opportunity to expand the design elements that have been embraced by the adjoining proposed Town Center “The Commons at North Lauderdale” into this commercial plaza.

 

The concerns that were expressed during the previous site plan review included;

1.         Attraction of sit-down, family style restaurants.  Drive-thru/fast food restaurants are prohibited within the adjoining Town Center.

2.         Recruitment of  restaurants with breakfast service

3.         Architectural design.  City requested applicant incorporate design features and colors and landscaping elements that will complement the Town Center development.

4.         Inadequate parking in the shopping plaza

5.         Traffic flow including elimination of drive-thru

6.         Enhancement of streetscape and signage

 

The applicant has revised the site plan to address some of these concerns.  The building has been elongated and a tower has been added to mirror the type of architectural feature in the Town Center.  The colors have been modified from the typical “Pollo Peach” to more earth-tones.  A patio with outdoor seating has been incorporated into the front of the building. Despite the request of the City to eliminate the drive-thru, it still remains on the west side of the building. The landscaping has been enhanced to provide a buffer and shield the visibility.  A breakfast menu, as requested by the Commissioners, will not be available when the restaurant opens.  The corporation is exploring an early morning menu on a company-wide basis and will not provide it to individual sites unless a decision is made to provide breakfast as a standard menu.  The interior has been upgraded to create more of a dining room atmosphere with subtle lighting, plush seating and modernized condiment bar. 

 

Please be advised that the signage for this project will be considered through the sign waiver process at a separate time  Also, as you have heard earlier this evening, the applicant has requested variances to the front setback and landscaping requirements and the site plan is contingent upon approval of the requested variances.

 

The Development and Review Committee (DRC) met on September 26, 2007 and December 19, 2007 and reviewed the site plan of the project.  The DRC requested revisions to the plan.  The applicant has addressed most of the comments and revised the plans accordingly.  BSO recommended an audible alarm system and a panic alarm for the employees.  They also recommended a video system which the applicant stated they do not have and cameras on the interior and exterior of the premises.  The DRC made a recommendation for review of the preliminary site plan by the Planning and Zoning Board and City Commission.

 

As the City Commission’s advisory body, the Planning and Zoning Board met on January 15, 2008, and after public hearing and review by the Board and Staff adopted a motion to recommend approval of the proposed site plan to the City Commission with the following additional conditions to approval: 

 

1.                  That the applicant use bollards in addition to the proposed dense landscaping to buffer the outdoor seating area from the drive through traffic and provide additional safety to the public.

2.                  That the applicant implements an audio or visual alarm system to further enhance the safety of the patrons and the employees.

 

 

 

RECOMMENDATION

 

Should the City Commission wish to approve the site plan, the recommendation is subject to the following conditions:

 

  1. The applicant shall comply with applicable City Codes and Florida Building Codes.
  2. All terms, conditions and provisions imposed by the Planning and Zoning Board, City Commission, DRC and Staff including all life, health and safety Codes pertaining to this development shall be met prior to the issuance of building permits.
  3. The DRC, Planning and Zoning Board and City Commission reserve the right to impose any additional requirements deemed necessary during subsequent approval reviews.
  4. Every step shall be taken by the applicant to conform to environmental regulations.
  5. Copies of all applicable permits and approvals by other regulatory agencies shall be provided to the City prior to issuance of building permits.
  6. The applicant shall obtain proper approvals such as Certificate of Occupancy and Business Tax Receipt.
  7. Signage will be reviewed and permitted separately and sign waivers will be brought forth for consideration as appropriate.
  8. Should the hours of operation be extended beyond midnight, the applicant must meet all City requirements pertaining to an operation open after 12 midnight.  
  9. Approval is contingent upon the approval of the proposed variances (VAR 07-2).
  10. The applicant agrees to institute all architectural design elements including color and materials, interior upgrades, façade treatments and signage into the project as approved.
  11. The applicant agrees to install bollards in addition to the dense landscaping to buffer the outdoor seating area from the drive through traffic and will revise the site plan prior to consideration of the final site plan by the City Commission to include the details of the bollards.
  12. The applicant agrees to install an audio or visual alarm system and will provide details of said system to be implemented when the building permit is submitted.

 

MOTION:

 

If the Commission concurs with this request, a motion is in order to approve the preliminary site plan.