Planning panel recommends special-use permit for drive-through at 2151 Sycamore Road

Chair McMahon opened the first public hearing at 6:01 p.m. on a petition by John Pappas to allow a restaurant with drive-through facilities at 2151 Sycamore Road, the former Advance Auto location.

Applicant John Pappas told the commission he is negotiating with two national tenants, identifying Tropical Smoothie by name and saying the restaurant tenant requires a drive-through. "I'm requesting a drive through facility for the old advanced auto property," Pappas said, adding the restaurant would have roughly 45–50 indoor seats.

Planning staff (Dan) reviewed the site and demo plans and walked commissioners through parking and stacking calculations. Staff reported a 90-space requirement for the shopping center under the UDO formula and said 122 spaces are provided overall; after site changes the applicant would lose four spaces but still maintain adequate parking. Staff noted the UDO requires five stacking spaces per drive-through lane and said the proposed layout accommodates five to six cars per lane. The staff report recommended approval "per Exhibit A," which consists of the submitted site and demolition plans, and noted one tree removal in the rear that must be replaced with two 1.5-inch-caliper trees.

Staff also told the commission it had received one emailed concern from an apartment resident about menu-board noise, idling cars and litter. The applicant said management would follow up with the resident to address those concerns.

Commissioners questioned sight lines, pedestrian access, the location of the front entrance and circulation around the drive-through. Staff and the applicant said the building will have a front entrance, sidewalks on three sides and a back-door option for pedestrian access; most business is expected to be drive-through focused. The applicant said about half of transactions would be drive-through sales and defended redevelopment of the vacant building as an economic improvement for the center.

Commissioner Wright moved and Commissioner Shali seconded that the commission forward a finding of fact recommending City Council approve a special-use permit to allow a restaurant with drive-through facilities at 2151 Sycamore Road per the Exhibit A site plan, subject to planting two replacement trees. The commission approved the motion on a unanimous roll-call vote.

The commission's recommendation is advisory; the City Council will consider the special-use permit and any conditions when it reviews the petition. The applicant and staff indicated they would coordinate with management to address the resident's email prior to council consideration.