Planning panel approves small coffee shop with drive‑through at 1821 N. Campbell with conditions

The Planning Commission approved a special land use and site plan for a coffee shop with a drive‑through at 1821 North Campbell Road, subject to conditions to address tight circulation and neighborhood screening.

Staff told the commission the site has a complex history — a former bank drive‑through later converted to medical office and now a pharmacy — and that several existing dimensions do not meet current ordinance standards: angled parking that currently extends into the public right‑of‑way under a license agreement, substandard one‑way drive‑aisles at less than the city‑required 12‑foot width in places, 90‑degree stalls that fall short of the required 20‑foot depth, and a stacking lane configuration that could block two stalls if full. Staff also flagged a recorded 10‑foot vehicle access easement in a southwest corner and a failing masonry screen wall adjacent to residential yards.

Architect Steven Kwasnick and petitioner Wes Youssef explained the building’s reuse logic and said the pharmacy is a "closed‑door" operation (no walk‑in customers) and the coffee shop is intended as a small neighborhood amenity. Neighbors asked for assurance the failing wall and trees that provide privacy would be addressed. The applicant provided a signed letter from the adjacent gas station owner offering three employee parking spaces and committed to rebuild the wall, trim overgrowth and install compliant LED lighting.

Commissioners approved the special land use by voice vote. On the site plan the commission negotiated conditions: removal of several tight stalls (staff‑identified parking spaces 5, 6 and 18), reconfiguration and restriping to meet circulation and ADA access requirements, and requirements to rebuild the westerly screening wall and limit its height within the adjacent dwelling’s front‑yard setback (the motion specified a reduced maximum height within that setback consistent with vision‑triangle requirements). The commission included standard staff contingencies (landscaping, lighting, permit compliance and verification that the petitioner will coordinate with the adjacent property owner about screening and any tree work). After the conditions were added the site plan motion passed on roll call.

Next steps: Applicant must complete final plan revisions per the conditions, secure any variances required from the Zoning Board of Appeals for parking deficiencies, and coordinate wall/landscape work with adjacent property owners and permitting staff.