Title
MSC 2019-10, Panera Bread, 11801 Pines Boulevard, modifications to the existing drive-thru lane and canopy, existing store front, and the existing outdoor seating area, miscellaneous request. (Cole)
Summary Explanation and Background
SUMMARY EXPLANATION AND BACKGROUND:
PROJECT DESCRIPTION / BACKGROUND:
Philips | Sekanick Architects Inc, agent, is requesting approval for site and building modifications to building 500 of Pembroke Lakes Square shopping center, generally located on the northeast corner of Pines Boulevard and Hiatus Road. Panera Bread currently operates within building 400 of Pembroke Lakes Square.
Panera Bread plans to relocate to the western end of building 500. The relocation will allow Panera Bread to utilize an existing drive-thru area on the north side of the building. The tenant space and drive-thru at building 500 was originally designed for a bank use but no bank tenant ever occupied the building. The subject tenant bay was previously occupied by Burger & Beer Joint who chose not to utilize the drive-thru area.
Pembroke Lakes Square was approved through site plan SP (2005-06). Modifications were made to the site with 2006 (elevation changes), 2007 (general site modifications), 2012 (addition of outdoor dining), and in 2018 (modifications to building 100).
BUILDINGS / STRUCTURES:
As result of the proposed conversion, the applicant proposes the following work to the drive-thru area:
• Convert the existing three drive thru lanes south of the building to one, the other two lanes will be converted to a single escape lane. Additionally, the existing drive-thru lane dividers will be removed. Pavement markings and traffic signage will be provided accordingly for vehicular circulation.
• Addition of a 6’ wide landscaped area adjacent to the existing 7’ sidewalk along the back of building 500. In total 13’ of separation will be provided between the drive-thru lane and the back of the building. A silver 3’ tall aluminum railing will be placed between the existing sidewalk and landscape area to protect the landscape material.
• Addition of a 9’ 4” tall canopy to cover the proposed menu board. The canopy will be painted BM #2134-20 “Midsummer Night”
• Installation of a 9’ 9” clearance bar painted to match the menu board canopy.
• In total 5 inbound and 3 outbound spaces will be provided.
• Installation of 3 short-term parking spaces.
• Removal of the existing drive-thru canopy, to be replaced with a 20’ x 6’ silver aluminum canopy to match the rest of the center. The building will patched and painted to match the existing colors of the building (SW 6408 Wheat Grass)
Additionally, the application proposed the following changes to the outdoor dining area and storefront:
• Installation of a 3’ black rail to enclosure the existing outdoor dining area.
• Removal of overhead door under the outdoor dining area, to be replaced with storefront to match the rest of the center.
• Removal of the easternmost entryway, to be replaced with storefront to match the rest of the center.
SIGNAGE:
The applicant proposes the following signage as a result of this application:
• One 5’-8” tall, 32 square foot menu board to be located in the rear of building 500.
• Wall and directional signage is regulated by the shopping center’s uniform sign plan and will be approved through the building permit process.
LANDSCAPING:
The applicant is proposing the following material for the landscape area adjacent to the drive-thru lane:
• Row 1: Dwarf Clusia
• Row 2: Mammey Croton
• Row 3: Podocarpus.
No other site modifications are being proposed at this time.
STAFF RECOMMENDATION:
Staff has reviewed the proposed changes and find that the proposed changes meet code requirements. Staff therefore recommends approval of this application.