Agenda Packets - 2004/05/24 - Laserfiche WebLink

Home Browse Search

CVS Report May 24, 2004 Page 2 The Zoning Code requires that R-4, High Density Residential lots provide a minimum of 2,500 square feet of land for every dwelling unit on the lot. Silverview Terrace has 23 dwellings, thus the minimum area for the complex is 57,500 square feet. At 57,678 square feet, the lot would meet Code. Lots 1 and 2 will be zoned B-3, Highway Business. Code only requires that the lot size be sufficient for the building to meet the required setbacks. The CVS Pharmacy is proposed for Lot 2, and the building satisfies all setback requirements and therefore the lot meets the size requirement. Park Dedication Fees: Park dedication fees are applicable for this subdivision, in an amount equivalent to ten percent of the market value of the land being developed. Lot 2 of the plat, the CVS parcel, is the only Lot that would be more intensely developed than its current use. Therefore, Staff recommends that the park dedication fee be applied to the proposed area of development based on a per square-foot land value of $8.05. The proposed area of development is 71,817 square feet and thus has a value of $578,126.85. The park dedication fee for this development would be $57,812.69, which amounts to 10% of the land value. The City Council, however, has the discretion to choose another method for determining the value of the property and can make the determination as to the amount. Because the developer has agreed to install a ten-foot wide bituminous trail adjacent to the site, the Council could --at its discretion-- consider subtracting the cost of the path from the park dedication fee. Development Review Discussion: Setbacks: Below is a chart displaying the required and proposed building and parking setbacks for the CVS site: Building Setbacks Required Proposed Compliance Front (Highway 10) 30 feet 75 feet Yes Front (Silver Lake Rd) 30 feet 115 feet Yes Side (south) (abuts Res.) 20 feet 21 feet Yes Rear (west) 20 feet 46 feet Yes Parking Lot Setbacks Front (Highway 10) 5 feet* 5 feet Yes Front (Silver Lake Rd.) 5 feet* 5 feet Yes Rear (west) 2 feet* 65 feet Yes *This property was granted a parking setback variance in November of 2003. Parking: The site plan shows a total of 93 parking stalls including 3 handicapped parking stalls. The Code requires one stall for every 100 square feet of retail sales area, plus one for every employee. The CVS Pharmacy would have 9,898 square feet of retail area and roughly 7 employees during one shift. Based on Code requirements, this development would be required to have 106 parking stalls. Section 1121.14 of the Zoning Code, however, allows a reduction in parking area if approved by the City Council. To be considered for a reduction, there are requirements that must be met, including that the space must be designated as proof of parking on the site plan and not used for other purposes. In addition,