Agenda Packets - 1998/08/24 - Laserfiche WebLink

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SYSCO Foods Expansion Planning Case 532-98 August 20, 1998 Page 2 Setbacks: The plans provided to staff, date stamped 8/14/98, do not explicitly show setbacks and thus have been estimated by staff. Because of this, we have requested a confirmation of all setback distances from the applicant. The current conditions plan show the front setback for the SYSCO facility to be 30 feet, while the setback for parking lot appears to be zero. It is proposed that the parking lot expansion will maintain the same zero setback. The existing setback for the access drive along the east side of the property begins at 50 feet, then narrows to a zero setback, gradually increasing to 25 feet before ending at approximately 18 feet. The proposal shows the access drive extending the zero setback for approximately 300 feet. The truck parking at the rear of the property currently ranges from 15 to 20 feet, which is shown to be decreased by 10 feet. The new truck parking along the western edge is shown with a 10 foot setback. Staff is concerned about the reduced and zero setbacks present in the proposed expansion plans. The City may, however, allow these setbacks in conjunction with the development plan because of SYSCO's PUD zoning status, which allows for deviations from the City's setback requirements. It appears from the plans that the zero setback status is a present condition which, by virtue of its existence, has received City approval in the past. The reduced setback toward the rear of the property are less of a concern, as this area borders Highway 118 and is shielded from view by the noise barricades. The reduced setback along the eastern edge of the property is of a concern, not because of the adjacent property owner, but rather because of the possible environmental impact to the wetlands. To protect against possible degradation of the wetlands, staff had recommend that the access drive maintain a minimum ten foot setback along the property's entire eastern edge. This would have resulted in the drive aisle being narrowed to forty feet in one area unless it could have been shifted to the west a compensating distance. The applicant has indicated an unwillingness to make this change. Elimination of Open Space: Staff has examined the original PUD documentation, site plans and resolutions in an effort to determine what development restraints, covenants or restrictions might apply to the present expansion. With the exception of car dealerships and multiple-family housing, there are no provisions within the Code that require a development to have a certain amount of greenspace. The City Code, in Section 1120.02, Subdivision 3, states only that a PUD provide a"sufficient" amount of open space. The proposal presented by SYSCO utilizes most of the remaining greenspace on the site, with the balance set aside as future expansion area. The site plans also show that Lot 1, Block 1, of the SYSCO Addition, the triangular area west of the SYSCO development, is slated for future parking. Parking and Access: There are approximately 362 parking stalls present on the Sysco property which had been approved for the site with its initial development and expansion in 1995. The current proposal would bring this total up to 444. Truck parking will also increase by 53 slots, bringing the truck capacity up to 104 stalls. The access drive servicing the facility is proposed to be widened to 50 feet, which will better accommodate two-way truck traffic. The access is currently 50 feet wide