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Planning & Zoning Commission/ Local Planning Agency Minutes October 11, 2023 Page 4 Thoroughfare Mixed -Use (MTMU), which are consistent with one another according to the City's Comprehensive Plan. It is not located in any overlay districts. The project will complete Phase III of "Casselberry Center," a Planned Unit Development (PUD) established in 2021 (Ord. 21-1552). The proposed improvements are bifurcated — first consisting of extending the existing drive through for the Panda Express located at 1393 S.R. 436. Secondly, an accessory parking lot (for Panda Express) will be constructed on the adjacent parcel at 1391 S.R. 436. Drive-through establishments require conditional use approval in the PMX-MID (Planned Mixed -Use: Medium Rise) zoning district, which was granted for the site in December 2020. Parking lots are also a permitted use in the PMX-MID (Planned Mixed -Use: Medium Rise) zoning district. To the north of the subject property is a Chipotle, and to the south is a Chase Bank and retail shopping plaza. Overall, the development is compatible with adjacent land uses and is not anticipated to affect neighboring properties adversely. The proposal meets all minimum size and dimension requirements for the PMX-MID (Planned Mixed -Use: Medium Rise) zoning district and the adopted PUD agreement. The maximum Impervious Surface Ratio (ISR) specified within the adopted PUD agreement is 80% impervious with at least 20% open space, and the proposed IS.R. is 72% impervious area and 28% open space. Given that no building area is being proposed or removed, the floor -to -area ratio (FAR) for the property remains unchanged. Existing and proposed parking areas are located to the side of the principal buildings on-site and are effectively screened by landscaping running adjacent to S.R. 436. The accessory use of a parking lot is screened from the right-of-way by landscaping and is compatible with the surrounding uses. Staff did not consider additional screening — beyond the minimum landscaping requirements for the perimeter of the property — to be necessary. Regarding lighting & photometric (ULDR Section 3-10.2.6) requirements, the City's Development Review Committee (DRC) approved a minor site plan modification for site lighting during their meeting in Feb. 2023. No new lighting is proposed. A stormwater retention area was incorporated directly west of the subject properties during the first phase of the project and was designed to accommodate the minimum required attenuation for the development. Detailed landscape plans for Phase I (Chipotle), the development's perimeter and Phase III (Panda Express) were approved in 2021. Required plantings for off-street parking shall consist of canopy trees, palm trees, and other decorative shrubs and/or plant materials as seen on the proposed plan. The minimum parking requirements specified for restaurants is 1 space for every 100 sq. ft. of building area, which has been met by Panda Express. The extension of the drive-through meets the stacking requirements for drive-through establishments. One directional sign and one stop sign are proposed for the project. Staff recommends that the Planning and Zoning Commission approve case number SPR 23-19, based on the staff report and the testimony and evidence presented, that the request meets the applicable provisions of the Unified Land Development Regulations (ULDR), and is consistent with the Comprehensive Plan as per the written findings in the staff report and the following five conditions. The conditions of approval are as follows: