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HomeMy WebLinkAboutZ-7786 Staff AnalysisFILE NO.: Z-7786 NAME: Dennis Properties Long -form PCD LOCATION: Located at 11421 Stagecoach Road DEVELOPER: Dennis Properties LLC 2791. Hilldale Road Alexander; AR:72202 ENGINEER: Black Corley and Owens., PA 219 West South Street Benton; AR -'720"1:5 ch itect AREA: 20.074 acres: NUMBER OF LOTS: 2 CURRENT ZONING ALLOWED USES: PROPOSED ZONING: R-2, Single-family Single-family residential .. PCD FT. NEW STREET: 0 LF PROPOSED USE: Office-, Showroom with Warehouse (with retail sales enclosed) VARIANCESMAIVERS REQUESTED:-'. None• requested. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of the site located at 11421 Stagecoach Road from- R-2; Single-family to PCD to allow the development of ..an office/warehouse development on the site. The site plan includes .the development of two buildings in. two phases with 29,688 square feet of office/warehouse in the first phase and 39,688 square feet in Phase 2. ''The buildings are proposed: as metal buildings with a glass office entry door and warehouse entry of overhead -door in the front and in the rear of the buildings for each unit. There will be rear access to the building. The office will consist of office areas, small kitchen area and bathroom facilities. The warehouse area will have bathrooms as.well. FILE NO.: Z-7786 (Cont. The applicant has indicated the project is designed to provide high visibility, high accessibility and great curb appeal for business. All units will face Stagecoach Road and will have large parking areas and large areas for business vehicles to access the front and back of the building for material pick up or delivery. The sizes of the rental units will vary depending on the tenant's need. The applicant has indicated the proposed development is not located in a subdivision and there is not a bill of assurance in effect for the property. B. EXISTING CONDITIONS: The site is vacant and grass covered. Stagecoach Road is a two lane state highway adjacent to the site with open ditches for drainage. The eastern portion of the site is located in the floodway and a large power transmission line is located in this area. To the west of the site is an apartment development and southwest of the. site is a city park. Other uses in the area include residential and non-residential uses. There is a new strip center and mini -warehouse development currently under construction located to the northwest of the site and a new church is proposed immediately north of the site. C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, the Otter Creek Homeowners Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. As of this. writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: 1. _Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of: street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with the planned development. 3. All driveways shall be concrete aprons per City Ordinance. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2 FILE NO.: Z-7786 8. Regulatory floodway passes through part of the Phase 1 building. Per Section 36-341(e), no structure is permitted in a floodway. Show the current floodway line on the plans. Any proposed modification of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the FEMA prior to site approval. 9. The minimum Finish Floor elevation as determined by the FEMA flood study is required to be shown on plat and grading plans. 10.In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The site would be limited to one driveway placed near the center of the property. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on the site. No building construction Will be allowed within the sewer easements. No retaining wall construction will be allowed within the existing sewer easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. 3 FILE NO.: Z-7786 County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Commercial Industrial for this property. The applicant has applied for a PCD (Planned Commercial Development) for an office -warehouse facility. The request does not require a change to the Land Use Plan. Master Street Pian: Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. Stagecoach Road will require half street improvements and dedication of right-of-way. Since this property is located on an arterial entrances should be limited to minimize any negative effects on traffic or pedestrians on Stagecoach Road. Bicycle Plan: A Class II Bikeway is shown on Stagecoach Road. A Class II Bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the Otter Creek Neighborhood Action Plan. The Office And Commercial Development goal states one objective related to this case: "to promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." One action statement: "Strongly discourage construction of large, warehouse type facilities, and large scale and/or high intensity use, within the "heart" of our planning area." The heart of their planning area is considered to be along Stagecoach Road between Otter Creek and Baseline Roads and this application does not fall in that area. With this large industrial development adequate landscaping should be established, as well as minimal changes in the topography to help preserve and strengthen the residential character of the community. Landscape: The width of the proposed on-site street buffer meets the 30 -feet requirement. However, if this development is to include the whole site submitted, then the street buffer width will need to be increased to 50 -feet. A total of eight percent of the vehicular use areas must be landscaped with interior islands of at least 150 square feet in area and 7 'h feet in width. A reduction in the percentage of interior landscaping percentages can be given for loading and unloading areas. 4 I9011:111101[9a AIFAF& :N(OITO An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff stated the applicant was requesting to rezone the site from R-2, Single-family to PCD to allow office/warehouse to develop on the site in two buildings. Staff noted there were additional items necessary to complete the review and requested the applicant provide additional information concerning proposed signage, fencing, details of the rear service area and proposed dumpster locations. Staff also requested the applicant provide a listing of potential users to ensure the request was in fact an office/warehouse development. Public Works comments were addressed. Staff stated the floodway was a concern. Mr. Dennis stated he had received a certification prior to purchase of the site and the site was not located in a floodway. Staff stated if an individual map revision was received then it was possible that it was not posted on the City's maps. Mr. Dennis stated he would work with staff to resolve this issue. Staff also stated the applicant would be required to dedicate to the City the floodway or show the area as a floodway easement. Staff stated a twenty-five foot access easement adjacent to the floodway would also be required. Staff also noted the indicated drives did not comply with current City code. Staff stated the ordinance typically would allow for one drive per three hundred feet. Staff stated, based on this criteria, only one drive would be allowed on the site. Landscaping comments were addressed. Staff stated the indicated street buffer did not meet the minimum fifty -foot buffer requirement. Staff also noted if the floodway were dedicated to the City, the required street buffer would be reduced to thirty feet. There was a general discussion concerning the proposed site layout and screening along the roadway. It was noted the truck docks along the roadway were typically not attractive. There was a question if the docks could be located in the rear of the buildings. Mr. Dennis stated he did not feel this was a workable option. He stated if the buildings were relocated, the maneuvering room on the site would be limited. Mr. Dennis stated he did not want to fence the area for visibility reasons. Staff suggested a berm could be added to the front to allow screening of the truck docks from the roadway and still allow visibility. Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 5 FILE NO.: Z-7786 (Cont. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated the rear service area will house the trash dumpsters and provide access for deliveries. The applicant has also indicated fencing is not currently proposed. The site plan includes the placement of a single sign near the driveway. The applicant has indicated the sign will be the maximum allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The site plan includes the placement of three buildings on the site in three phases. The building in Phase I contains 29,688 square feet, the building in Phase II contains 39,688 square feet and the building in Phase III containing 2,400 square feet. The site plan includes the placement of 46 parking spaces in Phase I and 62 parking spaces in Phase II. The applicant has indicated Phase I will contain a total of 11,000 square feet of commercial space and 18,688 square feet of office/showroom/warehouse or office/warehouse space. Phase II will contain 15,000 square feet of commercial space and 24,688 square feet of office/showroom/warehouse or office/warehouse space. The typical minimum parking required based on proposed uses and total square footages would be 52 parking spaces in Phase I and 67 parking spaces in Phase II. The applicant has indicated the building proposed in Phase III is warehousing/storage only. Although, the indicated parking is not sufficient to meet the typical minimum parking required for the proposed uses, (6 spaces deficient in Phase I and 5 spaces deficient in Phase II) staff feels the proposed parking is adequate to meet the typical minimum parking demand. The applicant has indicated office, showroom, warehousing with retail sales is being requested to accommodate a wide variety of tenants. The applicant has indicated the site will be marketed to end-users with a need for warehouse and office space from individuals to corporations. The applicant has indicated the primary use of the site will be for storage, warehouse, distribution, manufacturing of goods or those that need more office and operating space with a storage area. The perspective tenants could be (but not limited to) general contractors, construction companies of different trades, material supply companies and those who have products to sell to the public such as an electrical supply business both wholesale and retail, plumbing supply both wholesale and retail or paint and wallpaper store both wholesale and retail. The request also includes tool and equipment rental with no outdoor display. The applicant has provided Public Works staff with the required documentation concerning the floodway. The areas proposed for construction are not located in a regulatory floodway. The applicant has indicated if approved by the lending institution, the floodway will be dedicated to the City. If not approved, a floodway easement will be provided to the City. The applicant has also indicated there will not be any construction of retaining walls within the utility easement. 0 FILE NO.: Z-7786 (Cont. The site plan includes only one driveway entrance to the site. The applicant has indicated a 30 -foot street buffer along Stagecoach Road. The applicant has also indicated a berm will be placed in the landscaped area adjacent to Stagecoach Road 30 -inches in height to aid in screening of the parking area and service bays. If the applicant is unable to transfer ownership of the adjacent floodway to the City, the required street buffer would be 50 -feet. Staff does not feel without the transfer the reduced street buffer will negatively impact the development. Staff is supportive of the reduced street buffer should the applicant's lending institution not allow the title transfer to the City. The applicant has indicated the recessed truck docks will not be added to the site. Overhead doors on the fronts of the buildings will service the truck bays. The site plan also includes the placement of interior islands consistent with ordinance requirements. Staff is supportive of the applicant's request with the limits placed on the requested uses. The applicant has indicated a maximum of thirty-seven percent of the site will be utilized as commercial uses in Phase I and thirty-seven percent in Phase II. There will be no freestanding commercial uses with the exception of tool and equipment rental with no outdoor display. The commercial square footage will be in conjunction with the office warehouse uses with retail sales. The indicated parking is not adequate to meet the typical minimum parking required based on the indicated uses but staff feels the indicated parking is adequate to meet the typical parking demand for the development as indicated. The indicated uses typically do not generate as great of a parking demand as would a straight commercial development. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels if developed as indicated there should be minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions and proposed uses as outlined in paragraphs D, E, F and G of the above report. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions and proposed uses as outlined in paragraphs D, E, F and G of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 March 3, 2005 ITEM NO.: 18 FILE NO.: Z-7786 NAME: Dennis Properties Long -form PCD LOCATION: Located at 11421 Stagecoach Road DEVELOPER: Dennis Properties LLC 2791 Hilldale Road Alexander, AR 72202 ENGINEER: Black Corley and Owens, 219 West South Street Benton, AR 72015 AREA: 20.074 acres CURRENT ZONING: ALLOWED USES: PA Architects NUMBER OF LOTS: 2 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED ZONING: PCD PROPOSED USE: Office, Showroom with Warehouse (with retail sales enclosed) VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of the site located at 11421 Stagecoach Road from R-2, Single-family to PCD to allow the development of an office/warehouse development on the site. The site plan includes the development of two buildings in two phases with 29,688 square feet of office/warehouse in the first phase and 39,688 square feet in Phase 2. The buildings are proposed as metal buildings with a glass office entry door and warehouse entry of overhead door in the front and in the rear of the buildings for each unit. There will be rear access to the building. The office will consist of ee�areas�­maIFkitchen-area-and-ratlir-earn=facilities The-warehous"r-ea-will March 3, 2005 SUBDIVISION ITEM NO_: 18 (Cont.) FILE NO.: Z-7785 have bathrooms as well. The applicant has indicated the project is designed to provide high visibility, high accessibility and great curb appeal for business. All units will face Stagecoach Road and will have large parking areas and large areas for business vehicles to access the front and back of the building for material pick up or delivery. The sizes of the rental units will vary depending on the tenant's need. The applicant has indicated the proposed development is not located in a subdivision and there is not a bill of assurance in effect for the property. B. EXISTING CONDITIONS: The site is vacant and grass covered. Stagecoach Road is a two lane state highway adjacent to the site with open ditches for drainage. The eastern portion of the site is located in the floodway and a large power transmission line is located in this area. To the west of the site is an apartment development and southwest of the site is a city park. Other uses in the area include residential and non-residential uses. There is a new strip center and mini -warehouse development currently under construction located to the northwest -of the site and a new church is proposed immediately north of the site. C. NEIGHBORHOOD COMMENTS: Southwest Little Rock United for Progress, the Otter Creek Homeowners Association, all property owners located within 200 -feet of the site and all residents who could be identified located within 300 -feet of the site were notified of the public hearing. As of this writing staff has not received any comment from area residents. D. ENGINEERING COMMENTS: 1. Stagecoach Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. 3. All driveways shall be concrete aprons per City Ordinance. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 5. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building - - -pe-rmit� -- - -- - 2 March 3, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7786 6. Obtain a NPDES storm water permit from the Arkansas Department of Environmental Quality prior to the start of construction. 7. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 8. Regulatory floodway passes through part of the Phase 1 building. Per Section 36-341(e), no structure is permitted in a floodway. Show the current floodway line on the plans. Any proposed modification of the floodway will require flood map revisions. Obtain conditional approval from Public Works and the FEMA prior to site approval. 9. The minimum Finish Floor elevation as determined by the FEMA flood study is required to be shown on plat and grading plans. 10. In accordance with Section 31-176, floodway areas must be shown as floodway easements or be dedicated to the public. In addition, a 25 -foot wide access easement is required adjacent to the floodway boundary. 11. Street Improvement plans shall include signage and striping. Traffic Engineering must approve completed plans prior to construction. 12. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The site would be limited to one driveway placed near the center of the property. The width of driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on the site. No building construction will be allowed within the sewer easements. No retaining wall construction will be allowed within the existing sewer easement. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. The facilities on-site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department hey�rantd -- 3 March 3, 2005 SUBDIVISION ITEM NO.: 18 Cont. F1 LE NO.: Z-7785 contact Central Arkansas Water regarding procedures for installation of the hydrant(s). If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is not located near a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Mixed Commercial Industrial for this property. The applicant has applied for a PCD (Planned Commercial Development) for an office -warehouse facility. The request does not require a change to the Land Use Plan. Master Street Plan: Stagecoach Road is shown as a Minor Arterial on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. Stagecoach Road will require half street improvements and dedication of right-of-way. Since this property is located on an arterial entrances should be limited to minimize any negative effects on traffic or pedestrians on Stagecoach Road. Bicycle Plan: A Class II Bikeway is shown on Stagecoach Road. A Class II Bikeway is located on the street as either a 5' shoulder or six foot marked bike lane. Additional paving and right of way may be required. City Recognized Nei hborhood Action Plan: The property under review is located in an area covered by the Otter Creek Neighborhood Action Plan. The Office And Commercial Development goal states one objective related to this case: "to promote commercial and office development that meets the needs of area residents for shopping and services, maintains as much of the existing topography, trees, and green space as possible, and enhances the primarily residential character of the community." One action statement: "Strongly discourage construction of large, warehouse type facilities, and large scale and/or high intensity use, within the "heart' of our planning area." The heart of their planning area is considered to be along Stagecoach Road between Otter Creek and Baseline Roads and this application does not fall in that area. With this large industrial development adequate landscaping should be established, as 4 March 3, 2005 SUBDIVISION ITEM NO.: 18 (Cont.) FILE NO.: Z-7786 well as minimal changes in the topography to help preserve and strengthen the residential character of the community. Landscape: The width of the proposed on-site street buffer meets the 30 -feet requirement. However, if this development is to include the whole site submitted, then the street buffer width will need to be increased to 50 -feet. A total of eight percent of the vehicular use areas must be landscaped with interior islands of at least 150 square feet in area and 7 'h feet in width. A reduction in the percentage of interior landscaping percentages can be given for loading and unloading areas. An irrigation system to water landscaped areas will be required. Prior to obtaining a building permit, it will be necessary to provide landscape plans stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (February 10, 2005) The applicant was present representing the request. Staff stated the applicant was requesting to rezone the site from R72, Single-family to PCD to allow office/warehouse to develop on the site in two buildings. Staff noted there were additional items necessary to complete the review and requested the applicant provide additional information concerning proposed signage, fencing, details of the rear service area and proposed dumpster locations. Staff also requested the applicant provide a listing of potential users to ensure the request was in fact an office/warehouse development. Public Works comments were addressed. Staff stated the floodway was a concern. Mr. Dennis stated he had received a certification prior to purchase of the site and the site was not located in a floodway. Staff stated if an individual map revision was received then it was possible that it was not posted on the City's maps. Mr. Dennis stated he would work with staff to resolve this issue. Staff also stated the applicant would be required to dedicate to the City the floodway or show the area as a floodway easement. Staff stated a twenty-five foot access easement adjacent to the floodway would also be required. Staff also noted the indicated drives did not comply with current City code. Staff stated the ordinance typically would allow for one drive per three hundred feet. Staff stated, based on this criteria, only one drive would be allowed on the site. Landscaping comments were addressed. Staff stated the indicated street buffer did not meet the minimum fifty -foot buffer requirement. Staff also noted if the A March 3, 2005 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-7786 floodway were dedicated to the City, the required street buffer would be reduced to thirty feet. There was a general discussion concerning the proposed site layout and screening along the roadway. It was noted the truck docks along the roadway were typically not attractive. There was a question if the docks could be located in the rear of the buildings. Mr. Dennis stated he did not feel this was a workable option. He stated if the buildings were relocated, the maneuvering room on the site would be limited. Mr. Dennis stated he did not want to fence the area for visibility reasons. Staff suggested a berm could be added to the front to allow screening of the truck docks from the roadway and still allow visibility., Staff noted comments from the various other reporting departments and agencies indicating the applicant should contact them individually for further clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the February 10, 2005, Subdivision Committee meeting. The applicant has indicated the rear service area will house the trash dumpsters and provide access for deliveries. The applicant has also indicated fencing is not currently proposed. The site plan includes the placement of a single sign near the driveway. The applicant has indicated the sign will be the maximum allowed in commercial zones or a maximum of thirty-six feet in height and one hundred sixty square feet in area. The site plan includes the placement of three buildings on the site in three phases. The, building in Phase I contains 29,688 square feet, the building in Phase II contains 39,688 square feet and the building in Phase III containing 2,400 square feet. The site plan includes the placement of 46 parking spaces in Phase I and 62 parking spaces in Phase II. The applicant has indicated Phase I will contain a total of 11,000 square feet of commercial space and 18,688 square feet of office/showroom/warehouse or office/warehouse space. Phase II will contain 15,000 square feet of commercial space and 24,688 square feet of office/showroom/warehouse or office/warehouse space. The typical minimum parking required based on proposed uses and total square footages would be 52 parking spaces in Phase I and 67 parking spaces in Phase II. The applicant has indicated the building proposed in Phase III is warehousing/storage only. Although, the indicated parking is not sufficient to meet the typical minimum parking required for the proposed uses, (6 spaces deficient in Phase I and 5 spaces deficient in Phase II) staff feels the proposed parking is adequate to meet -t'-ypicaLminimurn paarkixa clema - - -- - -- - March 3, 2005 SUBDIVISION ITEM NO.- 18(Cont.)FILE NO.: Z-7786 The applicant has indicated office, showroom, warehousing with retail sales is being requested to accommodate a wide variety of tenants. The -applicant has indicated the site will be marketed to end-users with a need for warehouse and office space from individuals to corporations. The applicant has indicated the primary use of the site will be for storage, warehouse, distribution, manufacturing of goods or those that need more office and operating space with a storage area. The perspective tenants could be (but not limited to) general contractors, construction companies of different trades, material supply companies and those who have products to sell to the public such as an electrical supply business both wholesale and retail, plumbing supply both wholesale and retail or paint and wallpaper store both wholesale and retail. The request also includes tool and equipment rental with no outdoor display. The applicant has provided Public Works staff with the required documentation concerning the floodway. The areas proposed for construction are not located in a regulatory floodway. The applicant has indicated if approved by the lending institution, the floodway will be dedicated to the City. If not approved, a floodway easement will be provided to the City. The applicant has also indicated there Will not be any construction of retaining walls within the utility easement. The site plan includes only one driveway entrance to the site. The applicant has indicated a 30 -foot street buffer along Stagecoach Road. The applicant has also indicated a berm will be placed in the landscaped area adjacent to Stagecoach Road 30 -inches in height to aid in screening of the parking area and service bays. If the applicant is unable to transfer ownership of the adjacent floodway to the City, the required street buffer would be 50 -feet. Staff does not feel without the transfer the reduced street buffer will negatively impact the development. Staff is supportive of the reduced street buffer should the applicant's lending institution not allow the title transfer to the City. The applicant has indicated the recessed truck docks will not be added to the site. Overhead doors on the fronts of the buildings will service the truck bays. The site plan also includes the placement of interior islands consistent with ordinance requirements. Staff is supportive of the applicant's request with the limits placed on the requested uses. The applicant has indicated a maximum of thirty-seven percent of the site will be utilized as commercial uses in Phase I and thirty-seven percent in Phase II. There will be no freestanding commercial uses with the exception of tool and equipment rental with no outdoor dispaly. The commercial square footage will be in conjunction with the office warehouse uses with retail sales. The indicated parking is not adequate to meet the typical minimum parking required based on the indicated uses but staff feels the indicated parking is _-----arieri. ate _ 7 March 3, 2005 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-7786 The indicated uses typically do not generate as great of a parking demand as would a straight commercial development. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels if developed as indicated there should be minimal impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions and proposed uses as outlined in paragraphs D, E, F and G of the above report. PLANNING COMMISSION ACTION: (MARCH 3, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions and proposed uses as outlined in paragraphs D, E, F and G of the above report. There was no further discussion of the item. The Chair entertained a motion to place the item for inclusion on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent.