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PLANNING COMMISSION REPORT Regular
Agenda – Public Hearing Item |
PC Staff Report
ITEM NO. 9:
PDP-01-03-06: Revised Preliminary Development Plan for
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STAFF RECOMMENDATION: Staff recommends approval of the revised Preliminary
Development Plan for 1.
Submittal and
approval of a Downstream Sanitary Sewer Analysis. 2.
Submittal of
a waterline depth survey to the City Utilities Department, as the 24-inch
waterline along 3.
Revision of
the plan to include the following: a)
On sheet 2,
replacement of “10’ u/e and a/e” with “10’ u/e and p/e”. b)
A note,
stating that the detention pond will be privately-owned and maintained. The
developer is responsible for establishing ownership and maintenance of the
detention area via individual owner maintenance. c)
Retention of
right-of-way near the main curb cut off d)
Redesign of
the median within e)
Site
furnishings at retail entryways. f)
The height of
all retaining walls. g)
A note,
stating An Agreement Not to Protest the Formation of a Benefit District for
the construction of traffic signals and intersection improvements at h)
Revision of
General Note #25 to correct the spelling of “easement”. i)
A note,
stating that all site and public infrastructure improvements will be
completed prior to occupancy of the first completed building. |
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Reason for
Request: |
To develop a 23,300 gross square foot commercial project
on the northeast corner of |
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KEY
POINTS ·
A
rezoning of this property from the PCD-2 District to the PCD-2 District with
additional uses was denied by the City Commission on ·
The subject
plan has been designed within the parameters of the site’s existing PCD-2
zoning. ·
The
Preliminary Development Plan has been reviewed for consistency with the
Commercial Design Guidelines. |
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FACTORS
TO CONSIDER
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ASSOCIATED CASES/OTHER ACTION
REQUIRED ·
Z-10-30-97: A request to rezone approximately 5.05 acres
from RO-1 (Residence-Office) District to PCD-2 (Planned Commercial
Development) District. This request was
recommended for approval by the Planning Commission on ·
Preliminary Development Plan for Stoneridge PCD. This application was recommended for
approval by the Planning Commission on ·
Final
Development Plan for Stoneridge PCD. This application was approved by the
Planning Commission on ·
Z-01-02-06: A request to rezone a tract of land
approximately 5.05 acres from PCD-2 (Planned Commercial Development) District
to PCD-2 (Planned Commercial Development) District (with additional allowable
uses). This application was recommended
for denial by the Planning Commission on
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PUBLIC COMMENT
RECEIVED PRIOR TO PRINTING
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GENERAL INFORMATION Current Zoning and Land
Use: PUD (Planned Development)
(formerly PCD-2) District with limited uses; undeveloped land. |
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Surrounding Zoning and Land Use: RMO (Multi-Dwelling Residential-Office) (formerly
RO-1) District to the north; residential
duplexes. PUD (Planned
Development) (formerly PRD-2 and PCD-2) District to the south and west;
multi-family residences and commercial uses, respectively. RS7
(Single-Dwelling Residential) (formerly RS-2) District to the east;
single-family residences. |
Site Summary
Number of Lots: 3
Lots
Site Area: 5.05 acres (219,791 s.f.)
Pervious Area: 2.59
acres (112,718 s.f.)
Impervious Area: 2.46
acres (107,073 s.f.)
Parking Required: 81
spaces
Parking Provided: 131 spaces
STAFF ANALYSIS
The proposed project is located the northeast corner of
A previous Preliminary Development Plan for this site was deferred from
the March 13, 2006 Planning Commission meeting to allow for a revised plan
which meets the parameters of the site’s existing PCD-2 zoning. The previous
plan differed from the subject development plan in that it included a
single-bay car wash, an additional pump island, and an additional 6,166 gross square feet of commercial space.
The proposed Preliminary Development Plan for
1)
In what
respects the plan is or is not in general conformity with the provisions of the
Comprehensive Plan of the City.
Staff
Finding – The
proposed commercial and office development is situated at the intersection of
Regarding the subject intersection, Horizon 2020 does not recommend
expanding commercial uses beyond the existing commercially zoned property. The
development plan is in conformance with its existing PUD (formerly PCD-2)
zoning and includes not only commercial uses, but also office uses.
2)
In what
respects the plan is or is not consistent with the Statement of Objectives of
Planned Unit Development. [The statement of objectives of planned unit
developments is found in Section 1002 of the Zoning Ordinance.]
Staff
Finding – The proposed development complies with the four stated objectives for
planned unit developments. Specifically, the subject site is considered infill
development and will be served by extensions of existing utilities. As a
condition of approval, a Downstream Sanitary Sewer Study will need to be submitted
and approved by the City Utilities Department. Additionally, a depth study will
need to be conducted for the 24-inch waterline along
3)
The
nature and extent of the common open space in the Planned Unit Development, the
reliability of the proposals for maintenance and conservation of the common
open space, and the adequacy or inadequacy of the amount and function of the
common open space in terms of the densities and dwelling types proposed in the
plan.
Staff
Finding – Section 20-1008 of the City’s Zoning Regulations encourages applicants
of Planned Commercial Developments to set aside 20% of the land area devoted to
commercial uses for open air and recreational uses. The site includes a
substantial drainage easement and landscaping in excess of the minimum
requirements. 5,586 square feet of interior greenspace are required, while
15,029 square feet are being provided. Additionally, 38 site trees are
required, and 113 trees are being provided. This figure excludes the 28
required street trees that will also be planted. In addition to the new trees
that will be planted, trees along the southern edge and when feasible elsewhere
will be retained with the project.
4)
Whether
the plan does or does not make adequate provisions for public services, provide
adequate control over vehicular traffic, and further the amenities of light and
air, recreation and visual enjoyment.
Staff
Finding – A note has been included on the Preliminary Development Plan, stating
a revised final plat of the property will be submitted, which will include new
and relocated utility and drainage easements. As the existing site includes a
single lot, the re-plat is also necessary to create three proposed lots from
one lot. The convenience store is included in Lot 1, the commercial/office
building is included in Lot 2, and the restaurant is included in
A Downstream Sanitary Sewer Study has not been
submitted for this project. However, final approval of the Preliminary
Development Plan is contingent on the submission and approval of a wastewater
analysis by the City Utilities Department. Regarding waterlines, a depth study should be conducted for the
24-inch waterline along
An Agreement Not to Protest the Formation of
a Benefit District for the construction of traffic signals and intersection
improvements at
Per the recommendation of the City’s Transit
Administrator, right-of-way along
Sidewalks are shown throughout the site and are
proposed to connect with the sidewalk along
5)
Whether
the plan will or will not have a substantial adverse effect on adjacent
property and the development or conservation of the neighborhood area.
Staff
Finding – Due to the existing
minimum 100-foot wide drainage easement, proposed vegetation, and existing
vegetation to remain, residential uses located to the north and east should be
properly buffered from the project. Additionally, the project proposes to
locate the fuel pumps and other drive-thorough services away from the rear of
the property and subsequent residential properties. While the project is
proposed to generate additional traffic,
6)
In what
respects the plan is or is not in conformance with the development standards
and criteria of this article. [The general standards are found in Section
20-1006 of the Zoning Ordinance and Preliminary Development Plan requirements
are listed in Section 20-1010.]
Staff
Finding - The
proposed development plan complies with the general development standards and
plan requirements for a planned unit development. Specifically, the project
meets density and dimensional standards for the site’s PUD (formerly PCD-2)
zoning.
7)
In what
respects the plan is or is not in compliance with the requirements for
application for tentative approval of the Planned Unit Development. [This
finding refers to Section 20-1005 of the Zoning Ordinance.]
Staff
Finding – The proposed plan complies with the development standards and criteria for
a planned unit development. Specifically, the plan conforms with the “Statement
of Objectives for Planned Unit Developments”, elements of Horizon 2020, and density and dimensional standards for planned
unit development projects.
8)
The
sufficiency of the terms and conditions proposed to protect the interest of the
public and the residents of the Planned Unit Development in the case of a plan
that proposes development over a period of years.
Staff
Finding – All site and public infrastructure improvements should be completed
prior to occupancy of the first completed building. A note should be included
on the plan, stating that such improvements will be completed prior to
occupancy.
9)
Stormwater
detention calculations and storage of excess stormwater drainage as per City
Policy.
Staff
Finding – The proposed development has been approved by the City’s Stormwater
Engineer. As a condition of approval, a note should be included on the plan,
stating that the detention pond will be privately-owned and maintained. The
developer is responsible for establishing ownership and maintenance of the
detention area via individual owner maintenance.
A final development plan, which included 51,630 gross square feet of commercial/office uses, was approved for the subject site in 1998. However, as no action was taken on the development plan within 18 months of its approval, the plan was deemed null and void. A rezoning to PCD-2 District with limited uses was also approved in 1998. The subject Preliminary Development Plan has been designed within the confines of the existing PUD (formerly PCD-2) zoning for the property.
The site’s PUD (formerly PCD-2) zoning allows
for a limited amount of commercial/retail space (12,700 square feet), and does
not allow for uses within Use Groups 13 (Automotive Services; Retail Sales;
Other), 14 (Retail – Wholesale Sales and Services), or the majority of uses in
Use Group 15 (Amusement, Recreational and Cultural Facilities). Athletic clubs,
which are an allowable use within Use Group 15, are allowed under the current PUD
(formerly PCD-2) zoning. Use Group 12 is an allowable use group, which includes
food convenience store with gasoline sales and banks. Use Group 11 includes
restaurants.
No new rights-of-way are being dedicated for
Access/Parking
Two access points will be constructed for the project – the northern
access point will accommodate right-out only turns, while the center access
point includes full access with an island. Regarding parking, 81 total spaces
are required, and 131 spaces are proposed. Six accessible and 18 bicycle
parking spaces are also be provided.
Commercial Design Guidelines
The plan was reviewed for its consistency
with the Commercial Design Guidelines. As these guidelines have not yet been
adopted by the City Commission, staff cannot require the applicant to include
these elements in the plan. However, the following elements, among others, have
been incorporated into the subject plan: the 3,850-square foot restaurant has
been placed at the corner of Wakarusa Drive and Clinton Parkway in a manner
that frames the intersection and includes landscaping, walkways across aisle
drives have been defined in four locations, site furnishings will be provided
at retail entrances, landscaping is provided along internal pedestrian
walkways, an adequate number of street trees has been provided, and landscaped
islands comprise at least 160 square feet each. The site furnishings the
applicant has agreed to provide should be noted on the plan as a condition of
approval. Also, although pedestrian routes crossing access aisles have been
noted in four locations, additional opportunities exist for demarcation of pedestrian
routes.
The following items are under consideration
by the applicant: including native building materials for at least 30% of each
building exterior, providing exterior building materials within 9 inches of
finished grade, designing downspouts as an architectural feature of the
building, providing irrigation for landscaped areas, and providing weather
protection within 30 feet of customer entryways.
The applicant considers the following
elements as impractical or not suitable: terracing retaining walls which exceed
five feet in height, adding pedestrian-scaled lighting along walkways, adding a
focal point within a 200-foot radius of the intersection, providing internal
walkways which are a minimum of 8-feet wide, utilizing permeable surfacing for
at least 50% of the parking spaces which exceed the minimum requirement,
including buildings along 60% of the street frontage, and preservation of at
least 20% of existing trees.
While several elements of the Commercial
Design Guidelines pose challenges due to site limitations of topography and
size, according to staff, the following elements could be incorporated into the
plan: irrigation for landscaped areas, pedestrian-scaled lighting along
walkways, a focal point within 200 feet of the intersection, weather protection
within 30 feet of customer entryways, preservation of 20% of existing trees,
delineation of additional pedestrian routes across drive aisles, design of
downspouts as an architectural feature of the building, and native building
materials for 30% of each building exterior.
The application generally conforms with the
goals and policies of Horizon 2020
and, therefore, staff recommends approval of the project.