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PLANNING COMMISSION REPORT Regular
Agenda -Public Hearing Item |
ITEM NO. 5:
PDP-01-01-08: Preliminary Development Plan for
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STAFF
RECOMMENDATION: Planning
staff recommends approval of the Preliminary Development Plan based upon the
findings of fact presented in the body of the Staff Report and forwarding it
to the City Commission with a recommendation for approval subject to the
following conditions: 1.
Approval of the following waivers and reductions: a.
Yard
reductions along the west side to 12 feet rear yard setback; b.
Yard reductions along the east side to 15 feet
front/peripheral yard setback; c.
Yard reductions along the south side to 15’ peripheral
yard setback for the parking lot; d.
Off-street parking from 131 spaces to 90 spaces. |
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Reason for
Request: |
Proposed development of |
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KEY POINT ·
Existing
commercial development with multiple buildings. ·
Proposed
development is part of last phase for commercial development. |
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FACTORS TO CONSIDER ·
Compliance
with existing development plan and code prior to July 2006 ·
Request
includes reduction in peripheral and yard setback requirements ·
Request
includes reduction in off-street parking requirements |
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ASSOCIATED
CASES/OTHER ACTION REQUIRED ·
Z-08-26-03: Revision of PCD use restrictions ·
Final Development Plan approval required |
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PUBLIC COMMENT RECEIVED
PRIOR TO PRINTING ·
None
received to date |
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General information |
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Current
Zoning and Land Use: |
PCD-[ |
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Surrounding Zoning: |
CS
(Commercial Strip) District and GPI (General Public and Institutional Use)
District to the northeast; existing commercial uses and post office. RS10
(Single-Dwelling Residence) District to the northeast of W. 31st
Street and Ousdahl Road; existing manufactured housing park on the north side
of 31st Street; existing crop land on the south side of 31st
Street. PCD-[Home
Depot] to the north side of CS
(Commercial Strip) District and PCD-[Target] to the west; existing commercial
development. CS (Commercial
Strip) District and RS7 (Single-Dwelling Residence) District to the south;
existing commercial and Wal-Mart development. RM13
(Multi-Dwelling Residential) District to the east; undeveloped land proposed
to be developed as The Exchange an apartment development. And OS (Open Space)
District to the east; future open space area associated with The Exchange
project. |
Development
Request:
The proposed Preliminary Development Plan
includes all of the Pine Ridge Plaza PCD, but the focus of the development is on
The subject property is part of the Pine
Ridge Plaza PCD and located in the last phase of the development. The proposed
Preliminary Development Plan includes the entire PCD to show the context of the
proposed development to the balance of the center as well as a large scale
detail of the immediately proposed development of
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Table
1: Development History |
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Platted |
Development
Activity Description |
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Lot 1 |
Undeveloped pad sites located on the northwest corner
of 33rd and Original PDP-1996 included office uses along Preliminary and Final Development Plan approval in
2007 for |
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Lot 2 No additional lot splits for this portion of the
development. |
K-Mart Remodel (Phase 1) Reduction in gross square
footage of the original Phase 1 (K-Mart building) and reconfiguration of the
building into four separate tenant spaces in 2003. This became World Market, T.J. Maxx,
Bed Bath & Beyond and Michael’s Developed Kohl’s (Phase
2A), Old Navy and Famous Footwear (Phase
2B), and Jason’s Deli (Phase 2C)
in 2001. World
Market revised uses in 2003 to allow retail liquor sales and expanded uses
for |
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Lot 3 |
IHOP restaurant (Phase
3); FDP approved by the Planning Commission 4/21/99 (no plan number).
This was one of the first buildings completed in the PCD. |
Over a period of time various revisions to
the approved Preliminary and Final Development Plans were made. The following
table provides a summary of changes in square footage allocated to particular
phases over time. The currently proposed Preliminary Development Plan modifies
use and development to
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Site Summary for |
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Legal Description |
Lot 1B, |
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Total Area |
134,992 SF (3.09
acres) |
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Total PCD |
30.52 acres |
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Building Coverage Proposed
Development |
37,550 GSF (foot
print) 39,428 GSF
including interior mezzanine 27,600 NSF at 70% |
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Total Approved |
258,954
existing/approved + 37,550 proposed = 296,504 SF Total all phases |
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Total Allowed |
330,028 SF per
1996 Preliminary Development Plan |
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Parking Required |
138 spaces based
on 1966 Zoning code (1/200 NSF) Parking reduction
requested to allow provision at 1 per 300 NSF of building area [Similar to
requirement of conventional warehouse use district] |
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Parking provided |
86 spaces required
at 1 per 300 NSF 92 spaces total
proposed Reduction of 41 spaces
requested. |
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ROW |
No new right of
way proposed |
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Easements |
Existing drainage
easement located on north side Shared access
along west property line with rear access for commercial buildings. |
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Open Space
Required |
26,998 SF@ 20% of 134,992 SF total lot area |
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Open Space
Provided |
37,482 SF;
Majority of this area is the dedicated drainage easement located along the north
property line. |
The subject property is located adjacent to
1) In
what respects the plan is or is not in general conformity with the provisions
of the Comprehensive Plan of the City.
An evaluation of the conformance of this Preliminary Development Plan
with the City's Comprehensive Plan is based on the goals, policies and
recommendations in Horizon 2020. The
Plan identifies the area of
Staff Finding – The existing commercial development is part
of the
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 20-1002 of the pre 2006 Zoning Ordinance]
(1) To
promote and permit flexibility that will encourage innovative and imaginative
approaches in residential, commercial, and industrial development which will
result in a more efficient, aesthetic, desirable and economic use of the land
while maintaining density and intensity of use consistent with the adopted
Comprehensive Plan for the City;
(2) To
promote development within the City that can be conveniently, efficiently and
economically served by existing municipal utilities and services or by their
logical extension;
(3) To
promote design flexibility including placement of buildings, and use of open
space, pedestrian and vehicular circulation facilities to and through the site,
and off-street parking areas in a manner that will best utilize potential
on-site characteristics such as topography, geology, geography, size or
proximity;
(4) To
provide for the preservation of historic or natural features where they are
shown to be in the public's best interest including but not limited to such
features as: drainageways, floodplains,
existing topography or rock outcroppings, unique areas of vegetation, historic
land
Staff Finding – The above statements address the physical
arrangement of the development and the relationship of the improvements to the
surrounding environment. Early Preliminary Development Plans for this PCD
included a building arrangement for this phase but building footprints were
dropped in later versions as land uses for the phase were reconsidered. The
existing drainage easement divided the lot physically and ultimately became the
boundary line in the lot split division in April 2006. The lot is irregularly
shaped at the north end and is encumbered by platted easements along the
perimeter of the property.
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.
This commercial development did not originally include a common open
space element other than what is found along the peripheral boundaries. This
provision seeks to assure that any common open space will be maintained and
that adequate area is provided when residential elements are included in the
project.
Staff Finding – There is no common open space associated with
this development that is shared with the overall commercial tenants. This PCD has developed, as intended, as a
commercial development. There are no other land uses such as residential or
office uses that would require accessible open space. Open spaces for this
development provide amenities such as setbacks, parking lot circulation and
direction, and minimum aesthetic improvements to the development. The most
significant open space element is the open stormwater drainage system that
bisects this phase creating the boundary between Lot 1A and
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 –
The Preliminary Development Plan shows the location of area located on
the southeast corner of the site that was identified as necessary for future
right-of-way improvements for the intersection of
The access to the site includes two driveways 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 – The surrounding area is commercial in nature.
The proposed request will allow for expanded uses in the undeveloped portion of
the commercial development. Future residential uses are proposed to the east of
the subject property (The Exchange). Staff has been coordinating review of both
applications to assess driveway locations. The physical design of the
development is consistent with planned land use for the area. Site design
elements, including some pedestrian orientation of buildings along
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 and Preliminary Development Plan requirements are listed in
Section 20-1010]
The general development standards pertaining
to all planned unit developments are found in:
Section 20-1006, "General Development Standards - Planned Unit Developments,"
Section 20-1008, "Development Standards - Planned Commercial
Developments,"
Section 20-1010, "The Preliminary Development Plan."
The proposed Preliminary Development Plan includes requested reductions
in the required setback requirements as well as a reduction in the minimum
required off-street parking provided. Otherwise the content of the development
plan conforms to the applicable code sections. This section of the report
therefore focuses on the proposed waivers associated with the proposed
development.
Reductions Requested:
1. Parking Reduction – Minimum required
parking for a PCD is based upon one space per 200 NSF. This equates to approximately
138 total parking spaces to support the proposed 27,600 NSF building as proposed.
The applicant suggests that the parking ratio be applied at a rate of one space
per 300 NSF consistent with the type of commercial tenant (contractor
office/shop) likely to occupy this space and based on conventional zoning parking
requirements in the old code. A total of 92 parking spaces are shown on the
site.
The following table compares the off-street
parking requirement to what is required by code, what is proposed by the
applicant, and what would be required if based on the Land Development Code
outside of a planned development.
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Parking Summary |
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Use Space |
GSF |
NSF @ 70% GSF |
Net Parking @ 1/200 |
Parking @ 1/300 |
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Building |
39,428 |
27,600 |
138 |
92 |
This property has marginal connectivity to
the adjacent development to the north so that overflow parking could be
accommodated if necessary. Phase Two required a total of 855 spaces. Off-street
parking for all of Phase Two includes 1,283 spaces.
Based on a parking ratio of one space
provided per 300 net square feet a total of 92 spaces would be required. The proposed
development plan shows a total of 92 spaces. The total 90 off-street parking
spaces represent 66% of the required parking for this Phase. The project is not
intended or proposed as a phased development. All proposed improvements shall
be installed initially.
2. Setback Reduction – A peripheral
setback is required along the south and east property lines of 30’ for PCDs.
These are allowed to be reduced when adjacent to another PCD or with approval
from the Planning Commission. Building setback requirements applicable to the
subject property are as follows: 15’ front building setback from public and
private streets, 20’ side setback for detached buildings and 35’ rear setback
for commercial development (peripheral setback may exceed these setbacks in
some instances). Setbacks are measured from the platted lot line. The subject
property abuts residential zoning to the east and south including an Open Space
(OS) area to the southwest. The detention pond for the Wal-Mart facility is
zoned RS-7.
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The requested reductions are as follows: |
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East property line (front lot line/front yard) ·
Peripheral yard
from 30 feet to 15 feet. |
West property line (rear lot line/rear yard) ·
Rear yard
setback from 35 feet to 12 feet. ·
Peripheral yard
is not applicable along west property line. |
South property line (exterior side lot line/side
yard) ·
Peripheral yard
from 30 to 15 feet for the parking lot. The building complies with the 30’
setback. |
North property line (interior side lot line/side
yard) ·
20’ setback
required, 30’ setback with existing drainage easement, no setback reduction
requested. |
Staff Comment on Waivers
Interior setback reductions from lot lines, either within the planned
unit development or from immediately abutting commercial developments, have been
granted in the past to provide more flexibility and continuity in development
patterns. This situation is commonly found in planned residential developments
where the setback from a platted lot line is double that of a conventional
district in comparison. Additionally, commercial buildings in a conventional
zoning district are allowed to utilize a zero setback for interior lot lines. The
open space building setback and peripheral requirements are extremely useful in
mixed commercial/residential developments to provide a usable buffer for
residents of the development, connection to the commercial development, and
walkable areas for employees. In general, reductions should be considered
carefully.
The Pine Ridge Plaza PCD was originally initiated as a redevelopment of
the old K-Mart building with pedestrian connections built into the project in
terms of sidewalks along building fronts and significant changes to the parking
layout.
Recommendation: With regard to the setback reduction on the
west side, the interior lot setback will not result in harm to the abutting
properties and allow for greater design flexibility of the site. The reduction
on the south side applies to the parking lot. The building as shown complies
with the required 30’ peripheral setback. The proposed reduction allows for 4 –
6 off-street parking stalls to be provided based on the design.
The proposed reduction along
Staff supports the proposed reductions.
The commercial design guidelines address building location from the
perspective of bringing structures closer to the street, providing pedestrian
scale and moving parking to the rear of the buildings. These standards were
adopted in July 2006. The first phases of the
With regard to the front yard setback reduction, approval should be
tied to compliance with commercial design standards and providing a pedestrian
appearance to the building.
Because of the developed arrangement of building and parking, the
placement of parking is somewhat limited. The subject property is zoned for
commercial uses. Uses such as
convenience related or drive-up service are inherently prohibited due to the
design of the site. There is no site location that will accommodate drive-thru
vehicular service. These are not expected uses for the site. A significantly
revised site development plan would be required to accommodate such uses. A
note has been added to the face of the proposed Preliminary Development Plan to
add this recommended restriction.
Recommendation: With regard to required off-street parking,
staff supports the proposed reduction.
Staff
Finding –As conditioned, the proposed
Preliminary Development Plan adheres to Sections 20-1006, 20-1008, and 20-1010 of the Zoning Ordinance with the exception of the
requested reductions. Staff supports the proposed
reductions as described above.
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 subject property is a developed commercial center that has been
previously approved. The property is a vacant
site within the approved PCD and has been developed in phases. Zoning was
originally approved for a PCD in the mid 1990’s and was revised in 2001 to expand
allowable uses within the PCD. There is no separate rezoning request that
accompanies this proposed Preliminary Development Plan.
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 –There is no residential element within the development. The proposed
development is a single-phase project. Commercial developments do not typically
include any kind of covenants or maintenance agreements. This subject property
within the overall PCD is isolated and will not likely share other access or
parking facilities within the development except for the shared curb cut from
9) Stormwater
detention calculations and storage of excess stormwater drainage as per City
Policy.
Staff
Finding –The City Stormwater Engineer reviewed and approved the proposed
development additional documents will be required as part of the Final
Development Plan related to stormwater.
Summary Conclusion
The proposed revised Preliminary Development Plan adds 39,428 GSF of
building to the development. The subject
property is a special purpose district as described in the Land Development
Code 20-221 to provide a suitable classification for land included in a Planned
Development approved prior to the effective date (July 1, 2006). Land uses
within the PD are restricted to only those for which specific approval was
granted originally. Any changes to the allowable uses will be subject to
Article 7 of the Development Code. None are proposed with this Preliminary Development
Plan.
The proposed development includes two access points to
Two issues will continue to be reviewed as part of the Final Development
Plan. The area located on the southeast corner is shown as a proposed easement.
If this area is required as right-of-way the Preliminary Development Plan will
need to be appropriately revised. If the dedication of the easement is allowed
then that easement shall be dedicated by separate instrument and noted with
deed book and page reference on the Final Development Plan. Additionally, the
commercial design guidelines are difficult to implement with regard to building
orientation because of the existing development of the commercial center.
However, more façade treatment could be considered to the front (east) and side
(south) building elevations that provide more of a pedestrian appearance. The
proposed foundation plantings areas are narrow and cannot be expanded unless
the sidewalk is removed thus inhibiting pedestrian access to the building.
Alternatively, additional landscaping and/or berms could be added along the
public street to provide additional screening of the building and parking lot
from the public right-of-way.