09-28-1983 Council Agenda - Laserfiche WebLink

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Little Canada Planning Commission 25 August 1983 Page Two Canopy. The proposed canopy extends to 35 feet from the front property line. In a B -3 District, the front yard setback is to be 40 feet which will require a variance for the case in point. While it may be difficult to demonstrate a peculiar hardship which might justify the variance, the impact created by the canopy will be negligable. A canopy would be considered an improvement to the site from the public point -of -view, and perhaps a variance is the best alternative to accommodate it. Curb Cut. The site plan proposes an additional curb cut along County Road C. The Zoning Ordinance allows one curb cut for every 125 feet of street frontage. The site in question has 340 feet of street frontage which allows it two curb cuts. The proposed third curb cut would require a variance. Additional concern with regard to the curb cuts is in reference to the driveway width. The Ordinance requires any curb cut greater than 24 feet to be approved by the City Engineer. The Rice Street curb cut and the western- most curb cut along County Road C are 30 feet wide. This is a practical width for the two -way traffic they support. The third curb cut is 36 feet wide. Due to the parking arrangement along the north lot line, this area should be one -way traffic with the driveway serving as an exit only. A 36 foot driveway makes it difficult to control and enforce this desired traffic flow. Loading Berth. Although a loading berth is not shown on the site plan, a location at the rear of the building can accommodate this purpose. Site circulation patterns do present some problems in this regard, however. Due to close quarters, a truck would be unable to enter this area from the north and make a through exit to the south of the building. As a result, the truck will either have to back onto the site from County Road C or back off the site onto County Raod C. Either situation creates a traffic hazard. The parking along the north lot line adds to the problem by eliminating the possibility of using this area of the lot to set up the manuver to the loading berth (see attached Exhibit E). With this point in mind, it is recommended that angle parking not be allowed in this portion of the lot. RECOMMENDATION We encourage site improvements for the property in question, however the site plan, as proposed, is not acceptable. Befor a recommendation of site plan approval can be given for the proposed expansion, the following conditions must be satisfied: - The perimeter curb at the south end of the lot is moved five feet from the lot line. - Angle parking is eliminated north of the building. - 17 parking stalls are provided. - Written approval from the State Fire Marshal is presented for the additional underground storage tank.