Agenda - Planning Commission - 03/02/1999

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The plan shows sharing an existing access onto Armstrong Blvd. with Adolfson-Peterson, the adjacent parcel to the south. The existing gravel driveway would be paved a distance of 150 feet west from its intersection with Armstrong Blvd. It is also noted that the future extension of County Road #116 to the west is proposed to follow the common property line between Mr. Bumham's site and that of Adlofson Peterson. At that time, the access onto Armstrong should be replaced with access onto #116. City Code states that loading docks should be located at the rear of the building. Considering the frontage to Armstrong Blvd. and the potential future extension pf County Road #I 16 along the south property line, either the west or the north could be considered rear walls. However, the Comprehensive Plan draft to date proposes residential development to the north and west and places to work to the south. Given this information, Staff is recommending that the plan be approved with a loading dock on the south wall. The number of off-street parking sp.aces..proposed (39) is in compliance with City Code. The driveways and customer/employee p .arking areas are proposed to be surfaced with bituminous and finished with concrete curbing; also in'fiompliance with City Code requirements. Waste storage areas will be provided for inside the building. The lighting plan appears to meet City Code. The sedimentation ponds are located in the proposed corridor for the extension of County Road #116. The City Engineer is suggesting that the drainage plan be redesigned. Urban services are not available to the site and the facility is proposed to be served by an on-site septic system. There are wetlands on the site and the septic system would have to be designed by a licensed septic system designer. If the Comprehensive Plan is adopted with a policy statement requiring urban services for commercial development, and if there are no provisions for exceptions to this policy, then the plan proposed at this time cannot be approved. In accordance with City Code, the site plan provides a 40 foot wide landscaped separation area from the residential zone to the north. However, Staff is recommending increasing the number of plantings to intensify the screening from existing and future residential uses to the north and northeast. Recommendation: As mentioned earlier, the future land use map in the draft Comprehensive Plan now proposes to retain tiffs site as 'places to work'. However, the language requiring urban services for industrial/commercial development is still in the draf~ and to date, there has not been any discussion of adding provisions for exceptions to the policy. Also, Council took action on February 23 to extend the moratorium another six months. Based on these issues, City Staff would recommend that Mr. Bumham's site plan be forwarded to City Council for approval with contingencies. The contingencies would be resolution of the urban services issue and the moratorium either expiring or the applicant successfully obtaining an exception from it. The other option is to recommend denial of the plan at this time.