June 20, 2006 CCP - Laserfiche WebLink

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Preliminary Plat The proposed 2 lot/1 outlot preliminary plat reflects the design approved in PUD Concept in 1999. No specific lot configuration was approved for this area by the PUD Concept Plan, but a short public cul-de-sac street - such as now proposed — was a integral component of the approved to the approved PUD Concept Plan. The actual street and underground infrastructure for the cul-de- sac was designed by the City's engineering consultant on a City contract (developer paid), there will be no issues regarding compliance with City infrastructure design standards. Section 520 Site Plan Staff has determined that the proposed site plan complies with applicable provisions of the GB district, other applicable City Code standards and/or the approved PUD Plan, except as follows: 1. The approved PUD Plan specifies front and street minimum parking set back to be 20 feet. The site plan depicts a 10 foot parking setback at one point along the 1-94 street frontage and continuously along the cul-de-sac street frontage. 2. While not necessarily a factor of non-compliance, we note that the applicant proposes 158 spaces of off-street parking where Code/PUD office parking minimums (1 space per 250 square feet) yields 82 spaces. We are advised by the applicant that the additional parking proposed relates to the school function. The "down side" of the additional parking is increased impervious surface. We note, however, that even with the enhanced parking proposal, the calculated site impervious remains within the 7517b allowable by BP standards, and is factored in to the surface water plan for the entire Eagle Point Business Park. 3. Review of the luminaire plan appears to reveal several points on the site that exceed the 3.0 foot candle maximum illumination beyond a 20 foot arc from the light source. Staff suggests that the proposed fixtures either be reduced in number or relamped with less intense bulbs than assumed by the luminaire plan. In addition, the applicant has proposed exterior lighting within the public right-of-way of the cul-de-sac street — both in the boulevard and in the street median. It has been City policy to not permit street lighting except at designated intersections. A specific waiver of that policy would be required to allow those ROW lights. 4. No landscape architect's estimate of the value of the proposed site landscape plan has been provided at this time. While it appears that the landscaping proposed will comply with the dollar minimums specified by Section 520, the required certification as to value will be required prior to issuance of the building permit. In accordance with the Eagle Point Business Park initial Development Agreement a Public Use Dedication fee of $9,852 will be payable to the City prior to issuance of building permit. Findings and Recommendations: Staff finds the Preliminary Plat to be in compliance with the approved PUD Concept Plan, and the design and engineering standards of the City. We recommend approval of the preliminary plat subject to the recommendations (if any) of the City Engineer, City Attorney and those of the South Washington Watershed found to be reasonable and practical by the City Engineer. Staff suggests that the noted discrepancies from City Code requirements on the site plan can be easily corrected by the applicant without a major impact on the plans. Therefore we recommend approval of the site plan subject to the following conditions: