07-09-2003 Council Agenda - Laserfiche WebLink

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The proposed access to Little Canada Road is problematic in that it is off -set with an access on the south side of the public street approximately 50 feet. Furthermore, Middle Street intersects Little Canada Road only 140 feet to the east of the access point. The location of these access points has potential to create traffic conflicts and increase congestion. We would recommend that the access to Little Canada Road be removed. Adequate access will be available via the Middle Street access. Similarly, the access to Rice Street is only 130 feet from the intersection of Little Canada Road. The City Engineer should comment further on the potential traffic impacts related to these access points. Off - Street Parking. Off - street parking for office uses is 3 stalls plus one stall per 200 square feet. Off- street parking for retail uses is one stall per 200 square feet. As such, the required parking for the proposed building is calculated as follows: 3 + 26,000 x 90% / 200 sf. = 120 stalls The site plan provides 78 parking stalls, which means the subject site has a deficit of 42 parking stalls based on Zoning Ordinance requirements. The PUD District allows for a reduction in required parking to be considered, but the Zoning Ordinance provides no guidance as to the extent the parking may be reduced. Consideration of a reduced parking requirement would be based on factors such as the types and mix of uses occupying this and the restaurant buildings, potential business interchange, etc. The applicant should provide a basis supporting the proposed number of parking stalls such as requirements from other projects they or others have completed, other cities or specific studies for consideration. Signs. No signage plans have been submitted. Installation of any signs will require application for a sign permit and conformance with the Zoning Ordinance and Rice Street Design Guidelines. Utilities. A utility plan for individual service to the proposed building has been submitted based on connection to existing sanitary sewer and water mains located within the Little Canada Road right -of -way. All utility plans are subject to review and approval of the City Engineer and Public Works Director. Grading. A grading plan for construction within the limits defined on the site plan has been submitted. All grading plans are subject to review and approval of the City Engineer and Public Works Director. Restaurant Concept Plan The concept plan submitted for the proposed 4,500 square foot stand -alone restaurant provides minimal detail. Like the adjacent retail /office building, the restaurant has been located near the front of the lot adjacent to Little Canada Road. We would suggest 3