04-12-2012 Planning Comm. Agenda

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Proof of Parking. Proof of Parking is allowed by Conditional Use Permit where the applicants show that actual parking demand will be significantly (at least 20 %) less than the code requirements. In this case, the parking calculation for the building (after expansion) is calculated by the applicants to be 171 parking stalls by code. The applicant has provided a paved and curbed parking area totaling 93 spaces reflecting their anticipated actual demand, with 78 "proof of parking" stalls north of the building. This area is otherwise expected to be left undisturbed. The applicant has also supplied a landscaping plan that shows tree and shrub plantings along the west and south boundaries of the property, retaining the existing wooded area to the east, and reseeding the lot to the north depending on the limits of construction. Lighting is proposed to be accomplished with 4 wall- mounted fixtures on the west side of the addition. The primary concern with the site plan relates to the paved area north of the existing building, to which an overhead door is provided from the addition, and from the north side of the existing building. There is no planned street access to this area, which is currently accessed via a driveway to Spruce Street. The applicants should verify that this area does not need street access to operate as planned. Otherwise, a temporary paved driveway through the proof of parking area should be required, at minimum. Lot Combination. The lot combination is necessary to accommodate the expansion, since a portion of the addition, a northern access drive, and the proof of parking area site on the northerly parcel. Such combinations are often approved administratively, however, the northern parcel is currently occupied by a legal non - conforming billboard. Administrative combinations may only occur where the parcels involved contain only one building. The existing billboard would count as a "building" in this case, and as such, requires full Planning Commission and City Council review. The parcels in question are zoned Industrial Park. Under recent statutory changes, the city is not empowered to require removal of a legal non - conformity as a condition of a permit or other approval. The only option for the City to correct the non - conforming condition would be through an interim use permit or PUD approval. Apart from resolution of this issue, the lot combination does not appear to present any issues. The City Engineer has reviewed the plans and made recommendations related to grading, drainage, and related improvements. A final review with respect to any required easements (or easement vacations, if applicable) should be included as a part of the City's approval of the combination.