08/13/2003 P&Z Packet - Laserfiche WebLink

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• than forty (40) feet in depth and shall contain landscaping, planting, berming or other • • effective screening suitable to provide an effective screen." Based upon this requirement, the proposed structure would need to be buffered on three sides, the east, south, and west. However, the east side of the structure is bordered on I -35, which itself becomes a buffer between nearby uses and the structure. Nevertheless, some landscaping on the east side of the structure would break up the visual effect of this large structure to travelers on the freeway. On the south side of the structure there is about 300 feet of parking area. The Developer is proposing modest landscape amenities at the south end of the parking lot. These amenities consist of an attractive stone column and wood fence section with overstory trees between the parking lot and the right -of -way line. While the Ordinance does not specifically call out the need for a buffer in front of the building, the parking lot serves some of the purpose of a buffer. Since the City's Comprehensive Plan identifies "transition from industrial uses to single family uses" as a planning issue in this District, extra measures should be taken to soften the effect of such a large structure on the landscape. Among other measures, the planting of trees in the parking area is encouraged. On the west side of the structure, there is 414 feet of open space between the structure and the proposed road (21st Avenue). At least forty feet of this area should be placed in plantings, preferably trees to break up the stark facade of the air dome. Permitted/Conditional Use From the perspective of the Zoning Ordinance, the proposed use fits within the permitted category "Recreational business contained entirely within the principal building." This use fits that definition. However, since the proposed building exceeds the height requirements of the District (45 feet), a conditional use permit is required. Such a permit can be granted provided the following conditions are met: • "Demonstrated need is established for the increase in height and said increase will not violate the intent and character of the Zoning District..." In this District it is not uncommon to have structures that exceed the height requirements. A structure of the size proposed that is air - inflated needs sufficient height to remain supported. • "The site is capable of accommodating the increased structure size." In this case with 40 acres, the site can certainly accommodate a structure of this height. "The potential increased intensity and size of use does not cause an increase in traffic volumes beyond the capacity of the surrounding streets." There were no projected traffic counts presented as part of this Proposal. Since 21st Avenue south will be a road extension and Cedar Street will be a road improvement, and good arterial access is provided from I -35E, the major issue will be the ability of Birch Street and CSAH 21, as well as the Main Street/21st Avenue Intersection, and the Cedar Street/Centerville Road Intersection, to handle additional traffic. Without traffic 12701 -002