Title/Name/Summary
Peppo’s Subs - 9392 159th Street - Outdoor Seating Area and Landscaping
History
QUICKFACTS
Project
Peppo’s Subs - 9392 159th Street - Outdoor Seating Area and Landscaping
Legistar Case #2024-0491
AR-24-00445
Petitioner
Freddy Christiano - Techno LTD
Purpose
The petitioner is proposing to infill the existing landscape areas in front of the tenant space to provide two outdoor seating areas for patrons.
Requested Actions: Appearance Review
Project Attributes
Address: 9392 159th Street
P.I.N.: 27-15-301-031-0000
Building Size: Approximately 1,350 square feet
Comprehensive Plan Planning District and Designation: 159th and Harlem Planning District with Community Commercial designation
Existing Zoning: BIZ General Business District
Existing Land Use: Retail - former David’s Vacuums
Proposed Land Use: Restaurant
PROJECT DESCRIPTION
The petitioner is proposing to provide two outdoor seating areas in the front of the tenant space. The outdoor seating areas will extend past the lease lines of Peppo’s Subs, but approval from the other tenants has been given. The tenant to the west is Mattress Firm and to the east is Thrive Pet an animal hospital. The existing landscaping will be lost but the petitioner is proposing to install like for like plantings elsewhere on the parcel where landscaping is bare. The parking demand does increase with the proposed use of restaurant, but with shared parking to the north, parking will not be an issue. Signage has been proposed for the tenant space but has not been approved at this time.
The project conforms to the Village’s Comprehensive Plan, Land Development Codes, and policies for the area.
detailed planning discussion
Elevations
None of the building elevations will be altered and no other changes are proposed at this time.
Outdoor Seating
Per Section 6-302, a. Outdoor seating shall have aisle widths of thirty-six (36) inches or more. The proposed plan meets this requirement by having a minimum of thirty-six inches on aisles between the building and tables.
According to Section 6-302, b. Any fence, wall, landscaping or similar barrier installed in or around the outdoor seating areas shall be not less than twenty-four (24) inches in height and not greater than forty-eight (48) inches in height, the petitioner has proposed a Selectspace Partition fence and will be thirty-six inches in height which meets code. The fence will be open style, black in color, and will have flower planters at the top.
The outdoor seating will extend past the lease lines of Peppo’s Subs, but approval from the other tenants has been given.
The proposed outdoor seating areas meet code.
Landscaping
There is existing landscaping on the east and west sides of the tenant space on both sides of the main door. To install the outdoor seating, the existing landscaping is proposed to be removed. The petitioner will be installing like for like landscaping at a ratio of one to one, so any amount lost will be planted elsewhere on site.
The total amount of landscaping lost is approximately ninety-seven square feet on the west side of the door, and eighty square feet on the east side. The petitioner has identified two areas on the parcel to infill that have little to no plantings. The first area to be added to is the parking lot island closest to the tenant space. The island sits between Peppo’s Subs and Thrive Pet. The second area identified is the parking lot island on the east side of the lot and sits close to the east entrance drive.
The proposed plantings and locations provided meets code.
Signage
Signs are not approved via Appearance Review, but a permit submittal has been received. At this time, the signs have not been approved.
Recommended Action/Motion
The Appearance Review for Peppo’s Subs at 9392 159th Street (Case # 2024-0491, AR-24-00445), was administratively approved on August 6, 2024.