04-28-1982 Council Agenda - Laserfiche WebLink

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Little Canada Planning Commission, Mayor and City Council 29 January 1982 Page Three The site plan proposes 80 parking spaces. The Zoning Ordinance requires 71 spaces for the amount of office floor area proposed (3 spaces plus one space per 200 square feet). This leaves 9 spaces for the use of the day care facility. The applicant's architect, Loren Abraham, has informed us that the day care facility employs approximately 11 people. The Zoning Ordinance does not specifically address the number of spaces for this use. We feel that one space per day care employee is adequate due to the availability of parking for the office use. Parents dropping off or picking up children would likely be there before and after the typical office hours. Thus, the two uses compliment one another in terms of parking area utilization. The architect is currently in the process of rearranging the access to the east parking area which should result in 2 -3 additional spaces. The access as proposed requires a variance to the Zoning Ordinance. Only 22 feet is provided between the two drives while the Ordinance requires 40 feet spacing. Since Little Canada Road is under County jurisdiction, the applicant must acquire their approval for driveway design, size and spacing. The site plan shows a considerable amount of landscaping, much of which is currently existing. The applicant has agreed to prepare a detailed landscape plan pending approval of the development request by the City. Based upon the site plan, the landscaping appears to be well done. The only suggestion we would make is that landscaping along the east edge of the property should be enhanced to screen the existing residences, particularly from the parking area. The applicant has indicated that only minor grading will be required to expand the existing parking area on the west and construct the new parking area on the east. He also indicated that drainage would be unaltered. Nevertheless the City Engineer should review and comment on site grading and drainage as well as utility services to the site. RECOMMENDATION The proposed redevelopment is considered to be an appropriate reuse of the existing school facility. The site location allows a land use transition to occur which minimizes impact on surrounding residential areas. The proposed site plan further enhances the compatibility of the proposed use with its surrounding area. As a result, the proposal is felt to be consistent with the goals, policies and concepts contained in the Little Canada Comprehensive Plan. It is therefore recommended that the rezoning from P to R -B be approved. It is further recommended that the conditional use permit be granted subject to submission of the detailed landscape plan by the applicant, satisfactory review 22