11-22-1989 Council Agenda - Laserfiche WebLink

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along the Water Works aqueduct and county ditch. Low density residential development is recommended for most of the district and should be oriented towards this green strip. The commercially zoned land may be allowed to develop as such, however, all commercial use should orient toward Country Drive in order to facilitate screening and landscaping, and'minimize traffic impact on the residential uses west of Condit Street. The proposed land use plan for this area shows an area of commercial use over the entire area from Condit to Country Drive, and from the Water Works to the Quebec Apartments. A copy of this map is included as Exhibit B. The LEB Project proposes a series of office /showroom facilities, meeting the commercial use requirement. Site Design The proposal consists of a total of six buildings, all of which will utilize Country Drive for access. The first phase consists of Buildings 1 and 2 which would occupy the currently vacant land between Nadeau Road and the single family homes to the south. Each of the.two buildings is 30,000 square feet, designed so as to allow trade access one way between the two buildings where loading areas are located. This circulation concept is excellent in that it segregates the loading areas from automobile traffic. However, it appears that the distance between buildings is such that if two opposite bays were occupied simultaneously by full semi trailer rigs, there would be inadequate space between them to drive another rig through the area, effectively cutting off future access until one of the rigs was moved. It would appear that a minimum of an additional ten feet between buildings would be necessary to accommodate all loading, turning and circulation movements. A second circulation issue regards the driveway locations adjacent to Nadeau Road for Buildings 1 and 3. These curb cuts must maintain a 40 foot distance from the Nadeau Road right -of- way line. As drawn, they are approximately 25 to 28 feet from that point. The Development Stage Plans should be designed to provide the 40 feet minimums to be sure that visibility is maintained at the intersection. Other Circulation Issues As presented in the Concept Plan, Buildings 3, 4 and 5 do not provide for any loading areas. This issue will not be a problem at Concept Stage, but is mentioned here to highlight this need upon Development Stage submission. The first phase shows an adequate number of loading spaces with some design modifications necessary as mentioned in the preceding section of this report. Page 27